1102 S Pennsylvania Ave · Oklahoma City, OK 73108

$110,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 55 Days on market

Built 1915 7,000 sqft lot $115/sqft · 15% above area Est $96k · 15% over ↓ 8% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.1/30.0
• DSCR +10.0/10.0
• Appreciation +7.5/10.0
• 1% rule +6.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Schools +0.7/10.0

Listing remarks MLS

Cute 2-bedroom, 1-bath home with a really spacious living area and a larger bathroom than you’d expect. Enjoy relaxing on the covered front porch or hanging out on the covered back patio—perfect for outdoor living. The home also features newer windows and a brand-new roof, which are big pluses. Sitting on a large lot, there’s plenty of room to enjoy or make it your own. This one is a great fit for a first-time buyer or an investor looking for a solid rental or flip opportunity. Lots of potential here!

Key facts

• 7,000 sq ft lot
• Built 1915
• Listed 54 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.7% in Oklahoma City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#3 in OK, #1,635 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F.
• Oklahoma City (urban): math 7% / reading 10% proficiency, ranked #254 of 270 in OK (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 79 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($761 loan paydown + $5k appreciation (4.9% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.80%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

• ARV (median comp): $95,814
• List price: $110,000
• Delta: 14.81%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1931 SW 10th St	0.11mi	3/1.0 (+1)	1,016 (+6%)	3mo	$72,000	$71	78
1101 S Pennsylvania Ave	0.03mi	2/1.0	875 (-9%)	12mo	$40,000	$46	74
1313 Westwood Blvd	0.18mi	2/1.0	1,003 (+4%)	24mo	$175,000	$174	64
1805 SW 15th St	0.35mi	2/1.0	990 (+3%)	24mo	$120,000	$121	59
1400 14th Pl	0.66mi	2/1.0	872 (-9%)	15mo	$75,000	$86	42
1325 SW 14th St	0.72mi	2/1.0	840 (-12%)	20mo	$117,000	$139	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.59×
• Total profit: $49,112
• Equity at exit: $61,917

10-year hold

• IRR: 24.7%
• Equity multiple: 5.15×
• Total profit: $127,675
• Equity at exit: $106,516

Cash invested: $30,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 73108

• Home prices YoY: 1.7%
• Active inventory: 79
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$577
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $380

Break-even live

Break-even rent $833

Max offer price $110,000

Occupancy floor 66%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Exchange Ave Unit 1/2 Oklahoma City, OK	1.0	2.0	550	$725	$1.32	24d	1	0.16mi
1632 Birch St Oklahoma City, OK	2.0	1.0	935	$775	$0.83	2d	1	0.31mi
1323 S Blackwelder Ave Oklahoma City, OK	2.0	1.0	651	$1,095	$1.68	44d	1	0.52mi
1056 Hangar Dr Oklahoma City, OK	2.0	1.5	844	$2,400	$2.84	44d	1	1.03mi
934 Hangar Dr Unit 3 Oklahoma City, OK	2.0	2.0	864	$1,550	$1.79	44d	1	1.14mi
934 Hangar Dr Unit 1 Oklahoma City, OK	1.0	1.0	591	$1,300	$2.20	17d	1	1.14mi
934 Hangar Dr Unit 7 Oklahoma City, OK	1.0	1.0	635	$1,500	$2.36	44d	1	1.14mi
2125 SW 26th St Unit B Oklahoma City, OK	1.0	1.0	800	$700	$0.88	24d	1	1.14mi
900 Hangar Dr Oklahoma City, OK	2.0	1.0–2.0	743	$2,075	$2.79	2d	37	1.17mi
2922 SW 19th St Oklahoma City, OK	3.0	1.0	1056	$1,350	$1.28	2d	1	1.25mi
835 W Sheridan Ave Oklahoma City, OK	3.0	1.0–2.0	992	$2,271	$2.29	2d	19	1.44mi

Listing history 4 events

1. 2026-04-30
   price $110,000 524-char remark

   Show marketing remark (524 chars)

   Cute 2-bedroom, 1-bath home with a really spacious living area and a larger bathroom than you’d expect. Enjoy relaxing on the covered front porch or hanging out on the covered back patio—perfect for outdoor living. The home also features newer windows and a brand-new roof, which are big pluses. Sitting on a large lot, there’s plenty of room to enjoy or make it your own. This one is a great fit for a first-time buyer or an investor looking for a solid rental or flip opportunity. Lots of potential here!

2. 2026-03-31
   listed $120,000 Active 524-char remark

   Show marketing remark (524 chars)

   Cute 2-bedroom, 1-bath home with a really spacious living area and a larger bathroom than you’d expect. Enjoy relaxing on the covered front porch or hanging out on the covered back patio—perfect for outdoor living. The home also features newer windows and a brand-new roof, which are big pluses. Sitting on a large lot, there’s plenty of room to enjoy or make it your own. This one is a great fit for a first-time buyer or an investor looking for a solid rental or flip opportunity. Lots of potential here!

3. 2025-05-28
   historical
4. 2025-03-01
   listed $120,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $424 · $35/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$566/yr (+$47/mo · 133.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,766
• − Mortgage interest: −$6,162
• − Property taxes: −$424
• − Insurance: −$550
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$3,200
• Taxable income: $2,907
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $3,861/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Oklahoma City
• NCES district ID: 4022770
• Math proficiency: 7% ▼ -5.00%
• Reading proficiency: 10% ▼ -6.00%
• Median HH income: $35,606
• Composite: 7.0/100
• National rank: #9970
• State rank: #254 of 270 in OK

Livability — Oklahoma City

• Score: 80/100
• State rank: #3
• US rank: #1635

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oklahoma City, OK
• City population: 498,656
• Population (ZIP): 15,239

Population outlook (Oklahoma County) Hauer SSP2

• Today (2025): 911,875 people
• By 2030: 982,413 · +7.7%
• By 2040: 1,130,468 · +24.0%
• By 2050: 1,288,422 · +41.3%
• By 2075: 1,711,482 · +87.7%
• By 2100: 2,088,448 · +129.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% Two or more races 28% White 20% Black 8% Native American 7%
• Hispanic origin (detail): Mexican 59% Puerto Rican 1%
• Common ancestry: Italian 1%
• Foreign-born: 27% · Canada
• Languages at home: 46% English-only · Spanish 52%

Political lean MEDSL · Oklahoma

• 2024 margin: Toss-up / Even · D 48.0% · R 49.7% · Other 2.3%
• 2008→2024 swing: +15.1pp toward D · 2008: -16.8pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+1.1 2016: R+10.5 2012: R+16.7 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.94%
• Current HPI: 293.2571
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

-8.3% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $110,000 MLSOK
• 2026-03-31 Listed $120,000 MLSOK
• 2025-05-28 Listing Removed — MLSOK
• 2025-03-01 Listed $120,000 MLSOK

Property tax history

+12.6%/yr

Latest (2025): $424 · +4.4% YoY. Source: county tax records.