11421 N May Ave Unit A · Oklahoma City, OK 73120

$75,000

2 bd · 2.0 ba · 900 sqft · Condo public records · 43 Days on market

Built 1977 $83/sqft · 27% below area Est $103k · 27% under $250/mo HOA · 21% of rent

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Why this score? — see what drove the B 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 +26.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity at The Barrington. Convenient north OKC location near Lake Hefner, shopping, restaurants, Kilpatrick Turnpike, and Hefner Parkway. HOA covers water, sewer, trash, exterior maintenance, lawn care, building insurance, and common amenities. Buyer to verify HOA, condition, financing, rental restrictions, and all information.

Key facts

• $250 HOA
• Built 1977
• Listed 42 days

Property features AI

Finance

• Other: Listed as active and occupied: no; Living area reported as 900 (assessor)
• Financial info: Not assumable
• HOA & community: Mandatory association dues; Annual association fee of $3,000 (includes insurance)

Exterior

• Home design: Condominium; Residential property; Lower-level unit; Existing property
• Construction: Brick construction; Other roof type; Combination foundation
• Exterior features: Balcony; Homestead eligible

Interior

• Bedrooms: 2 bedrooms (lower level condo)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 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.
• Zoned schools: Quail Creek Es (math 17% / reading 17%, grade F, #540 of 845 statewide, top 68%, 543 students, 0% FRL); John Marshall Hs (math 2% / reading 8%, grade F, #430 of 447 statewide, top 99%, 829 students, 0% FRL) — zoned schools average 0% FRL vs 82% district-wide (82 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.0%/yr); 333 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $75k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.56% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.53%
• DSCR: 1.51
• GRM: 5.3

CMA / ARV

• ARV (median comp): $103,307
• List price: $75,000
• Delta: -27.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-271
• Equity at exit: $11,183

10-year hold

• IRR: 8.2%
• Equity multiple: 1.59×
• Total profit: $12,424
• Equity at exit: $6,485

Cash invested: $21,000 (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 73120

• Rents YoY: 2.0%
• Active inventory: 333
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$393
• Tax from tax record: −$50 /mo · $603/yr
• Insurance: −$31
• HOA: −$250
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $202

Break-even live

Break-even rent $917

Max offer price $75,000

Occupancy floor 78%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11004 N May Ave Oklahoma City, OK	1.0–2.0	1.0–2.5	1129	$1,170	$1.04	11d	1	0.16mi
11550 N May Ave Oklahoma City, OK	1.0	1.0	662	$950	$1.44	20d	1	0.17mi
11141 Springhollow Rd Unit 208 Oklahoma City, OK	2.0	2.0	1088	$1,125	$1.03	43d	1	0.68mi
2700 Indian Creek Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	1261	$1,164	$0.92	2d	5	0.78mi
11409 Springhollow Rd #505 Oklahoma City, OK	1.0	1.0	801	$1,250	$1.56	43d	1	0.81mi
11130 Stratford Dr Oklahoma City, OK	1.0	1.0	625	$975	$1.56	43d	1	0.89mi
11431 Springhollow Rd #1305 Oklahoma City, OK	1.0	1.0	801	$1,050	$1.31	43d	1	0.89mi
11239 N Pennsylvania Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	850	$1,155	$1.36	4d	30	0.91mi
2401 NW 122nd St Oklahoma City, OK	1.0–2.0	1.0–2.0	844	$899	$1.06	23d	1	0.95mi
2301 NW 122nd St Oklahoma City, OK	1.0	1.0	723	$940	$1.30	2d	28	1.02mi
12821 Stratford Dr Oklahoma City, OK	2.0	2.0	1043	$1,078	$1.03	2d	1	1.12mi
12831 Stratford Dr Oklahoma City, OK	1.0–3.0	1.0–2.0	1122	$2,295	$2.05	1d	22	1.24mi
1800 NW 115th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1019	$1,705	$1.67	2d	8	1.32mi
2300 Carlton Way Oklahoma City, OK	1.0	1.0	700	$899	$1.28	16d	1	1.34mi
12701 N Pennsylvania Ave Oklahoma City, OK	3.0	1.0–2.0	912	$1,358	$1.49	1d	15	1.34mi
2609 Featherstone Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	769	$1,150	$1.50	2d	34	1.42mi
3959 NW 122nd St Oklahoma City, OK	1.0–2.0	1.0–2.0	758	$1,063	$1.40	2d	31	1.42mi
2801 Croydon Ct Oklahoma City, OK	2.0	1.0	1102	$1,550	$1.41	2d	1	1.50mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: watersewertrashlandscapingexterior maint.insurance
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $75,000 Active 43 DOM
2. 2026-06-17
   days on market $75,000 Active 42 DOM
3. 2026-06-16
   days on market $75,000 Active 41 DOM
4. 2026-06-15
   days on market $75,000 Active 40 DOM
5. 2026-06-13
   days on market $75,000 Active 38 DOM
6. 2026-06-09
   days on market $75,000 Active 34 DOM
7. 2026-06-08
   days on market $75,000 Active 33 DOM
8. 2026-06-07
   days on market $75,000 Active 32 DOM
9. 2026-06-05
   days on market $75,000 Active 29 DOM
10. 2026-06-03
    days on market $75,000 Active 28 DOM
11. 2026-06-02
    days on market $75,000 Active 27 DOM
12. 2026-06-01
    days on market $75,000 Active 26 DOM
13. 2026-05-31
    days on market $75,000 Active 25 DOM
14. 2026-05-08
    price $75,000 343-char remark
15. 2026-05-06
    listed $90,000 Active 343-char remark
16. 1984-05-01
    soldstatus $42,500

ⓘ 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: $603 · $50/mo
• Projected year-2 tax: $675 · $56/mo
• Expected delta: +$72/yr (+$6/mo · 11.9%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,074
• − Mortgage interest: −$4,201
• − Property taxes: −$603
• − Insurance: −$375
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − HOA: −$3,000
• − Depreciation: −$2,182
• Taxable income: $1,461
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $2,070/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
• County: Oklahoma County · 771,644 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 35,559
• Household income: $64,745
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 2029.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Black 21% Two or more races 11% Hispanic / Latino 7% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 92% English-only · Spanish 4% French/Haitian/Cajun 1% Other Asian/Pacific 1%

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: ▼ -279.69%
• Current HPI: 227.2832
• Rent YoY: ▲ 2.05%
• Metro: Oklahoma City, OK
• 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

+76.5% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $75,000 MLSOK
• 2026-05-06 Listed $90,000 MLSOK
• 1984-05-01 Sold (Public Records) $42,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $603 · +2.8% YoY. Source: county tax records.