6700 N Meridian Ave Unit G · Oklahoma City, OK 73116

$86,900

1 bd · 1.0 ba · 781 sqft · Condo public records · 42 Days on market

Built 1970 $288/mo HOA · 28% of rent

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Why this score? — see what drove the D 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 +11.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Updated Top-Floor Corner Condo with Direct Access to Lake Hefner Trail This cozy, quality 1-bedroom, 1-bath upstairs corner condo offers 781 sq ft of comfortable, low-maintenance ownership in a highly desirable NW OKC location. Thoughtfully updated with fresh paint, new baseboards, new flooring, modern lighting, and tile flooring in the entryway, kitchen, bathroom, and primary closet/utility space, along with a newly tiled shower and bath area, this home is truly move-in ready. Enjoy added privacy and natural light as a top-floor corner unit, along with a private balcony perfect for relaxing. The living area features a charming wood-burning fireplace, creating a warm and inviting space. Th

Key facts

• Private balcony
• Extensive storage
• $288 HOA

Tags

• TOP FLOOR CORNER CONDO
• PRIVATE BALCONY
• WOOD BURNING FIREPLACE
• STAINLESS STEEL APPLIANCES
• NEW WASHER DRYER COMBO
• EXTENSIVE STORAGE

Property features AI

Finance

• Other: Existing property; No storm shelter; Not homestead; Occupied: No; Home warranty: No
• Financial info: Loan financing available; First right of refusal applies to condo
• HOA & community: Mandatory association dues; Association fee covers common area maintenance, exterior maintenance and partial utilities

Exterior

• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public water/sewer
• Home design: Condominium (residential); Upper-level unit; East-facing; Corner lot
• Construction: Brick, concrete, frame and vinyl siding construction; Composition roof; Slab foundation
• Exterior features: Balcony; Private fenced pool

Interior

• Kitchen: Built-in electric range; Built-in electric oven
• Bedrooms: 1 bedroom (upper unit)
• Flooring: Combination of laminate and tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Dishwasher; Disposal; Built-in microwave; Refrigerator; Water heater; No in-law/secondary suite; Combo, laminate and tile flooring
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $87k.

Deal economics

• At list price, monthly cash flow is $-24 ($-284/yr) — negative.
• To cash-flow at today's rent, offer at most $83k (4.8% below list).
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $83k (4.8% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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.
• Putnam City (urban): math 12% / reading 16% proficiency, ranked #227 of 270 in OK (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Coronado Heights Es (math 18% / reading 18%, grade F, #534 of 845 statewide, top 64%, 460 students, 0% FRL); Putnam City Hs (math 12% / reading 23%, grade F, #307 of 447 statewide, top 69%, 2,014 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 137 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).
• This rent is only 15% of the median local income ($81k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k 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 42 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $87k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% 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 $82,724 (4.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.18% ✓
• Cap rate: 5.97%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.42×
• Total profit: $-14,098
• Equity at exit: $12,957

10-year hold

• IRR: -4.6%
• Equity multiple: 0.67×
• Total profit: $-7,967
• Equity at exit: $7,514

Cash invested: $24,332 (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 73116

• Rents YoY: 4.3%
• Active inventory: 137
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,028 high
• Mortgage (P&I): −$456
• Tax from tax record: −$55 /mo · $666/yr
• Insurance: −$36
• HOA: −$288
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-24

Break-even live

Break-even rent $1,057

Max offer price $82,724

Occupancy floor 97%

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6300 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	773	$778	$1.01	2d	19	0.30mi
6300 N Meridian Ave Unit 6306-201 Oklahoma City, OK	1.0	1.0	700	$700	$1.00	4d	1	0.31mi
6300 N Meridian Ave Unit 6312-102 Oklahoma City, OK	1.0	1.0	700	$700	$1.00	21d	1	0.31mi
6300 N Meridian Ave Unit 6322-204 Oklahoma City, OK	2.0	2.0	944	$860	$0.91	14d	1	0.31mi
6932 Labelle Dr Warr Acres, OK	1.0	2.0	1120	$1,595	$1.42	17d	1	0.54mi
6932 Labelle Dr Warr Acres, OK	1.0	2.0	1120	$1,595	$1.42	23d	1	0.54mi
7036 Labelle Dr Warr Acres, OK	1.0	2.0	1120	$1,595	$1.42	11d	1	0.58mi
5418 N Meridian Ave Oklahoma City, OK	2.0	1.0–2.0	690	$825	$1.20	2d	14	1.01mi
7215 N Macarthur Blvd Unit 4 Warr Acres, OK	1.0	1.0	700	$595	$0.85	3d	1	1.11mi
5304 Willow Cliff Rd Oklahoma City, OK	1.0	1.0	800	$847	$1.06	11d	1	1.19mi
5304 Willow Cliff Rd Oklahoma City, OK	1.0	1.0	800	$847	$1.06	21d	1	1.19mi
5304 Willow Cliff Rd Oklahoma City, OK	2.0	2.0	1060	$1,086	$1.02	4d	1	1.19mi
5304 Willow Cliff Rd Oklahoma City, OK	1.0	1.0	800	$847	$1.06	23d	1	1.19mi
4204 NW 51st St Unit 2 Oklahoma City, OK	2.0	2.0	1005	$1,495	$1.49	23d	1	1.22mi
6103 NW 63rd St Oklahoma City, OK	1.0	1.0	696	$795	$1.14	23d	1	1.28mi
5560 N Portland Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	955	$875	$0.92	1d	50	1.33mi
5577 NW 50th St Oklahoma City, OK	1.0–2.0	1.0–2.0	725	$689	$0.95	3d	6	1.37mi
6054 Northwest Expy Oklahoma City, OK	2.0	1.5	1122	$995	$0.89	23d	1	1.40mi
6056 Northwest Expy Unit 1 Warr Acres, OK	2.0	1.5	1122	$995	$0.89	23d	1	1.40mi
6060 NW Expressway Unit C Oklahoma City, OK	1.0	1.0	816	$795	$0.97	23d	1	1.41mi
6032 NW Expressway Unit D Oklahoma City, OK	2.0	1.5	989	$895	$0.90	23d	1	1.41mi
6024 NW Expressway Unit C Oklahoma City, OK	1.0	1.0	816	$795	$0.97	23d	1	1.41mi
6026 NW Expressway Unit C Oklahoma City, OK	1.0	1.0	816	$795	$0.97	23d	1	1.41mi
6034 NW Expressway Unit B Oklahoma City, OK	2.0	1.5	989	$895	$0.90	2d	1	1.42mi
6066 Northwest Expy Warr Acres, OK	2.0	1.5	1122	$1,145	$1.02	23d	1	1.44mi
3801 NW 51st St Oklahoma City, OK	2.0	1.0	818	$1,100	$1.34	23d	1	1.46mi

HOA detail condo

• Monthly dues: $288 · $3,456/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $86,900 Active 42 DOM
2. 2026-06-17
   days on market $86,900 Active 41 DOM
3. 2026-06-16
   days on market $86,900 Active 40 DOM
4. 2026-06-15
   days on market $86,900 Active 39 DOM
5. 2026-06-13
   days on market $86,900 Active 37 DOM
6. 2026-06-13
   days on market $86,900 Active 36 DOM
7. 2026-06-09
   days on market $86,900 Active 33 DOM
8. 2026-06-08
   days on market $86,900 Active 32 DOM
9. 2026-06-07
   days on market $86,900 Active 31 DOM
10. 2026-06-03
    days on market $86,900 Active 27 DOM
11. 2026-06-02
    days on market $86,900 Active 26 DOM
12. 2026-06-01
    days on market $86,900 Active 25 DOM
13. 2026-05-31
    days on market $86,900 Active 24 DOM
14. 2026-05-05
    listed $89,900 Active
15. 2004-04-02
    soldstatus $30,000
16. 2002-06-12
    soldstatus $25,000
17. 1998-02-23
    soldstatus $20,000

ⓘ 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: $666 · $55/mo
• Projected year-2 tax: $782 · $65/mo
• Expected delta: +$116/yr (+$10/mo · 17.5%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,330
• − Mortgage interest: −$4,868
• − Property taxes: −$666
• − Insurance: −$434
• − Repairs & maintenance: −$986
• − Management: −$986
• − HOA: −$3,456
• − Depreciation: −$2,528
• Taxable loss: −$1,594
• Est. tax savings @ 24.0%: +$383
• After-tax cash flow: $99/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: Putnam City
• NCES district ID: 4025290
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 16% ▼ -14.00%
• Median HH income: $46,657
• Composite: 12.61/100
• National rank: #9614
• State rank: #227 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): 10,211
• Household income: $81,226
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 262.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 14% Hispanic / Latino 8% Black 5% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 7% · Canada, South Korea, Philippines
• Languages at home: 90% English-only · Spanish 6% Other Asian/Pacific 2% Arabic 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: ▼ -260.29%
• Current HPI: 258.0304
• Rent YoY: ▲ 4.27%
• 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

+349.5% since first listed

4 events — show timeline

• 2026-05-05 Listed $89,900 MLSOK
• 2004-04-02 Sold (Public Records) $30,000 Public Records
• 2002-06-12 Sold (Public Records) $25,000 Public Records
• 1998-02-23 Sold (Public Records) $20,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $666 · +5.7% YoY. Source: county tax records.