14405 N Pennsylvania Ave Unit 6B · Oklahoma City, OK 73134

$122,500

1 bd · 1.0 ba · 584 sqft · Condo public records · 66 Days on market

Built 1982 $189/mo HOA · 17% 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 +9.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wonderful condo in the sought out Quail Springs Condos! First level living at its finest! Gated courtyard plenty of room for seating and outdoor grill. Inside you will find wood/tile flooring in the living room, remodeled kitchen to include granite and tile backsplash and painted cabinets. Bathroom has granite counters and new tub and shower with tile which includes niche and new stainless steel fixtures. Bedroom along with kitchen and bath have a beautiful gray tile! New fan in master, entire condo has been painted. New storm door, HVAC was replaced in 2023, New electrical wiring in 2024.

Key facts

• New ceiling fan
• Remodeled kitchen
• Granite countertops

Tags

• PRIVATE GATED COURTYARD
• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• UPDATED BATHROOM
• NEW STAINLESS STEEL FIXTURES
• NEW CEILING FAN

Property features AI

Finance

• Other: Occupied; No home warranty; Located in a community that requires directions through gated entrance
• Financial info: Financing options include cash, conventional, FHA/VA; loan qualification possible
• HOA & community: Mandatory association dues; Association fee includes garbage, gated entry, insurance, grounds maintenance, and pool

Exterior

• Security: Gated entry (community amenity)
• Home design: Condominium residential property; Lower-level unit; Faces west; Located on a cul-de-sac and interior lot; Part of Quail Spgs Condo I
• Construction: Brick and frame construction; Composition roof; Slab foundation; Existing property
• Exterior features: Open patio; Private fenced pool

Interior

• Bedrooms: One bedroom (lower level unit)
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating
• Interior features: Living area with one living area; Dining area; Study/office included; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $122k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (7.3% below list).
• Recommended offer: $105k (13.9% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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.
• Edmond (suburban): math 38% / reading 40% proficiency, ranked #11 of 270 in OK (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Angie Debo Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 579 students, 0% FRL); Summit Ms (math 22% / reading 27%, grade F, #97 of 345 statewide, top 31%, 940 students, 0% FRL); Santa Fe Hs (math 36% / reading 52%, grade F, #18 of 447 statewide, top 4%, 2,796 students, 0% FRL) — zoned schools average 0% FRL vs 22% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 42 active listings in the ZIP; 16 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

• In year one you build about $4k of equity ($847 loan paydown + $3k appreciation (2.7% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $105,438 (13.9% 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 66 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.93% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.71% appreciation · 5.21% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.28×
• Total profit: $9,447
• Equity at exit: $53,116

10-year hold

• IRR: 9.3%
• Equity multiple: 2.43×
• Total profit: $48,881
• Equity at exit: $80,361

Cash invested: $34,300 (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 73134

• Home prices YoY: 1.2%
• Rents YoY: 5.2%
• Active inventory: 42
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$642
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$51
• HOA: −$189
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-97

Break-even live

Break-even rent $1,258

Max offer price $105,438

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-62	+0% $-97	+5% $-131	+10% $-166
Rent	-10% $-186	-5% $-141	+0% $-97	+5% $-52	+10% $-7
Rate	-1.0pp $-35	-0.5pp $-65	base $-97	+0.5pp $-128	+1.0pp $-161

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14201 N Kentucky Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	905	$1,628	$1.80	3d	18	0.27mi
2300 NW 145th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1000	$1,615	$1.61	3d	12	0.28mi
14900 N Pennsylvania Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	1027	$1,010	$0.98	3d	19	0.28mi
14300 N Pennsylvania Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	844	$799	$0.95	3d	1	0.37mi
14712 Mezzaluna Blvd Oklahoma City, OK	1.0–2.0	1.0–2.0	898	$1,299	$1.45	25d	25	0.58mi
2701 Watermark Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	1047	$1,161	$1.11	3d	19	0.74mi
14300 N May Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	923	$890	$0.96	4d	15	0.84mi
13600 N Blackwelder Ave Oklahoma City, OK	3.0	1.0–2.0	850	$1,348	$1.58	3d	27	0.85mi
14200 N May Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	1031	$880	$0.85	3d	17	0.89mi
2609 Featherstone Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	769	$699	$0.91	3d	34	0.99mi
12701 N Pennsylvania Ave Oklahoma City, OK	3.0	1.0–2.0	912	$1,122	$1.23	3d	15	1.11mi
12831 Stratford Dr Oklahoma City, OK	1.0–3.0	1.0–2.0	1122	$854	$0.76	3d	22	1.11mi
3101 NW 150th St Oklahoma City, OK	1.0–2.0	1.0–2.0	811	$895	$1.10	3d	12	1.31mi
2301 NW 122nd St Oklahoma City, OK	1.0	1.0	723	$940	$1.30	3d	28	1.40mi
2201 NW 122nd St Oklahoma City, OK	—	1.0	520	$767	$1.48	45d	1	1.40mi
2401 NW 122nd St Oklahoma City, OK	1.0–2.0	1.0–2.0	844	$749	$0.89	25d	1	1.44mi

HOA detail condo

• Monthly dues: $189 · $2,268/yr
• Likely covers: electricsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $122,500 Active 66 DOM
2. 2026-06-18
   days on market $122,500 Active 63 DOM
3. 2026-06-17
   days on market $122,500 Active 62 DOM
4. 2026-06-16
   days on market $122,500 Active 61 DOM
5. 2026-06-15
   days on market $122,500 Active 60 DOM
6. 2026-06-13
   days on market $122,500 Active 58 DOM
7. 2026-06-09
   days on market $122,500 Active 54 DOM
8. 2026-06-08
   days on market $122,500 Active 53 DOM
9. 2026-06-07
   days on market $122,500 Active 52 DOM
10. 2026-06-03
    days on market $122,500 Active 48 DOM
11. 2026-06-02
    days on market $122,500 Active 47 DOM
12. 2026-06-02
    price $122,500 Active 46 DOM
13. 2026-06-01
    days on market $125,000 Active 46 DOM
14. 2026-05-31
    days on market $125,000 Active 45 DOM
15. 2026-04-16
    listed $125,000 Active
16. 2024-09-13
    soldstatus $122,500 Closed 600-char remark

    Show marketing remark (600 chars)

    Wonderful condo in the sought out Quail Springs Condos! First level living at its finest! Gated courtyard plenty of room for seating and outdoor grill. Inside you will find wood/tile flooring in the living room, remodeled kitchen to include granite and tile backsplash and painted cabinets. Bathroom has granite counters and new tub and shower with tile which includes niche and new stainless steel fixtures. Bedroom along with kitchen and bath have a beautiful gray tile! New fan in master, entire condo has been painted. New storm door, HVAC was replaced in 2023, New electrical wiring in 2024.

17. 2024-08-16
    status Pending 600-char remark

    Show marketing remark (600 chars)

    Wonderful condo in the sought out Quail Springs Condos! First level living at its finest! Gated courtyard plenty of room for seating and outdoor grill. Inside you will find wood/tile flooring in the living room, remodeled kitchen to include granite and tile backsplash and painted cabinets. Bathroom has granite counters and new tub and shower with tile which includes niche and new stainless steel fixtures. Bedroom along with kitchen and bath have a beautiful gray tile! New fan in master, entire condo has been painted. New storm door, HVAC was replaced in 2023, New electrical wiring in 2024.

18. 2024-08-13
    listed $125,000 Active 600-char remark

    Show marketing remark (600 chars)

    Wonderful condo in the sought out Quail Springs Condos! First level living at its finest! Gated courtyard plenty of room for seating and outdoor grill. Inside you will find wood/tile flooring in the living room, remodeled kitchen to include granite and tile backsplash and painted cabinets. Bathroom has granite counters and new tub and shower with tile which includes niche and new stainless steel fixtures. Bedroom along with kitchen and bath have a beautiful gray tile! New fan in master, entire condo has been painted. New storm door, HVAC was replaced in 2023, New electrical wiring in 2024.

19. 2022-03-28
    soldstatus $73,500
20. 2020-11-18
    soldstatus $66,900 Sold 291-char remark

    Show marketing remark (291 chars)

    This property is eligible for the First Look Program through 10/14/2020. As is condition. New carpet in the master suite and new tile in the bathroom. Updated granite counter tops and New Stove. Seller has accepted an offer waiting on fully executed back from the bank takes up to 2 weeks

21. 2020-10-05
    status Pending 291-char remark

    Show marketing remark (291 chars)

    This property is eligible for the First Look Program through 10/14/2020. As is condition. New carpet in the master suite and new tile in the bathroom. Updated granite counter tops and New Stove. Seller has accepted an offer waiting on fully executed back from the bank takes up to 2 weeks

22. 2020-09-24
    listed $66,900 Active 291-char remark

    Show marketing remark (291 chars)

    This property is eligible for the First Look Program through 10/14/2020. As is condition. New carpet in the master suite and new tile in the bathroom. Updated granite counter tops and New Stove. Seller has accepted an offer waiting on fully executed back from the bank takes up to 2 weeks

23. 2008-03-24
    soldstatus $32,000
24. 2008-02-22
    listed $39,500
25. 1983-06-01
    soldstatus $37,500

ⓘ 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: $1,337 · $111/mo
• Projected year-2 tax: $1,337 · $111/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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: $13,629
• − Mortgage interest: −$6,862
• − Property taxes: −$1,337
• − Insurance: −$612
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − HOA: −$2,268
• − Depreciation: −$3,564
• Taxable loss: −$3,194
• Est. tax savings @ 24.0%: +$767
• After-tax cash flow: $-392/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: Edmond
• NCES district ID: 4010590
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $73,212
• Composite: 35.88/100
• National rank: #4814
• State rank: #11 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): 7,522
• Household income: $66,307
• Rent vs Own: 86.4% rent · 13.6% own
• Severe rent burden: 934.0

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 0.69)
• Race & ethnicity: White 49% Black 20% Hispanic / Latino 14% Two or more races 8% Asian 7% Native American 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Iranian 2% Italian 2% Lithuanian 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 7% Other Indo-European 2% Vietnamese 2%

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: ▲ 2.71%
• Current HPI: 219.5373
• Rent YoY: ▲ 5.21%
• 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

+233.3% since first listed

11 events — show timeline

• 2026-04-16 Listed $125,000 MLSOK
• 2024-09-13 Sold (MLS) $122,500 MLSOK
• 2024-08-16 Pending — MLSOK
• 2024-08-13 Listed $125,000 MLSOK
• 2022-03-28 Sold (Public Records) $73,500 Public Records
• 2020-11-18 Sold (MLS) $66,900 MLSOK
• 2020-10-05 Pending — MLSOK
• 2020-09-24 Listed $66,900 MLSOK
• 2008-03-24 Sold (MLS) $32,000 MLSOK
• 2008-02-22 Listed $39,500 MLSOK
• 1983-06-01 Sold (Public Records) $37,500 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,337 · +21.4% YoY. Source: county tax records.