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

$110,000

1 bd · 1.0 ba · 584 sqft · Condo public records · 38 Days on market

Built 1982 $199/mo HOA · 18% of rent

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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 +13.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +5.3/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0

Listing remarks

THIS IS PART OF A PACKAGE OF 7 CONDOS. Owner will NOT split them up. TENANT OCCUPIED. Must allow 48 hours for all showings! Updated 1 bedroom 1 bathroom condo. Lower unit. Featuring granite counters, tiled floors, updated appliances. Great investment opportunity!

Key facts

• $199 HOA
• Community pool
• Built 1982

Property features AI

Finance

• Other: Association fee listed (amount withheld from grouping); Property listed as occupied and active
• Financial info: Loan qualifying allowed; Not assumable
• HOA & community: Mandatory association dues; Association fee includes gated entry, common area maintenance, and pool

Exterior

• Home design: Condominium (residential); Lower level unit; Interior lot
• Construction: Brick and frame construction; Shingle roof; Slab foundation; Existing property
• Exterior features: Balcony; Outdoor grill; Fenced private pool

Interior

• Bedrooms: 1 bedroom (lower level, condo)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Living area; Dining area; One living area; Masonry fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $3 ($37/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 6.3% 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: Scissortail Elementary School (331 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 ($761 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.
• At projected returns (2.7% appreciation + 5.2% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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.
• Current owner paid $40k; list at $110k implies a 175% gain — meaningful room to come down on a strong offer.

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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 8.1

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: 8.2%
• Equity multiple: 1.47×
• Total profit: $14,470
• Equity at exit: $47,696

10-year hold

• IRR: 12.3%
• Equity multiple: 2.87×
• Total profit: $57,615
• Equity at exit: $72,161

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 73134

• Home prices YoY: 1.2%
• Rents YoY: 5.2%
• Active inventory: 42
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$577
• Tax from tax record: −$72 /mo · $870/yr
• Insurance: −$46
• HOA: −$199
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $3

Break-even live

Break-even rent $1,132

Max offer price $110,000

Occupancy floor 95%

Sensitivity live

Price	-10% $65	-5% $34	+0% $3	+5% $-28	+10% $-59
Rent	-10% $-87	-5% $-42	+0% $3	+5% $48	+10% $93
Rate	-1.0pp $58	-0.5pp $31	base $3	+0.5pp $-25	+1.0pp $-54

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 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: $199 · $2,388/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-21
   days on market $110,000 Active 38 DOM
2. 2026-06-18
   days on market $110,000 Active 35 DOM
3. 2026-06-17
   days on market $110,000 Active 34 DOM
4. 2026-06-16
   days on market $110,000 Active 33 DOM
5. 2026-06-15
   days on market $110,000 Active 32 DOM
6. 2026-06-13
   days on market $110,000 Active 30 DOM
7. 2026-06-09
   days on market $110,000 Active 26 DOM
8. 2026-06-08
   days on market $110,000 Active 25 DOM
9. 2026-06-07
   days on market $110,000 Active 24 DOM
10. 2026-06-03
    days on market $110,000 Active 20 DOM
11. 2026-06-02
    days on market $110,000 Active 19 DOM
12. 2026-06-01
    days on market $110,000 Active 18 DOM
13. 2026-05-31
    days on market $110,000 Active 17 DOM
14. 2026-05-14
    listed $110,000 Active
15. 2026-05-01
    historical
16. 2025-11-03
    status Active
17. 2025-10-31
    historical
18. 2025-08-01
    listed $110,000 Active
19. 2022-10-14
    historical
20. 2022-06-23
    listed $114,285 Active
21. 2010-12-17
    soldstatus $40,000
22. 2010-12-15
    soldstatus $39,900
23. 2010-05-26
    listed $39,900
24. 2009-09-20
    historical
25. 2009-04-07
    listed $53,500
26. 2008-07-09
    historical
27. 2008-02-11
    listed $49,000
28. 2006-09-27
    soldstatus $43,500
29. 2006-09-21
    soldstatus $43,500
30. 2006-08-16
    listed $45,000
31. 2006-03-31
    soldstatus $39,000
32. 2006-03-14
    soldstatus $39,000
33. 2006-01-19
    listed $39,000
34. 2006-01-19
    historical
35. 2006-01-14
    listed $37,700
36. 2005-12-22
    historical
37. 2005-12-08
    listed $39,900
38. 1983-12-01
    soldstatus $40,600

ⓘ 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: $870 · $72/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$120/yr (+$10/mo · 13.8%)

ⓘ 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: −$6,162
• − Property taxes: −$870
• − Insurance: −$550
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − HOA: −$2,388
• − Depreciation: −$3,200
• Taxable loss: −$1,721
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $450/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

+170.9% since first listed

25 events — show timeline

• 2026-05-14 Listed $110,000 MLSOK
• 2026-05-01 Listing Removed — MLSOK
• 2025-11-03 Relisted — MLSOK
• 2025-10-31 Listing Removed — MLSOK
• 2025-08-01 Listed $110,000 MLSOK
• 2022-10-14 Listing Removed — MLSOK
• 2022-06-23 Listed $114,285 MLSOK
• 2010-12-17 Sold (Public Records) $40,000 Public Records
• 2010-12-15 Sold (MLS) $39,900 MLSOK
• 2010-05-26 Listed $39,900 MLSOK
• 2009-09-20 Listing Removed — MLSOK
• 2009-04-07 Listed $53,500 MLSOK
• 2008-07-09 Listing Removed — MLSOK
• 2008-02-11 Listed $49,000 MLSOK
• 2006-09-27 Sold (Public Records) $43,500 Public Records
• 2006-09-21 Sold (MLS) $43,500 MLSOK
• 2006-08-16 Listed $45,000 MLSOK
• 2006-03-31 Sold (MLS) $39,000 MLSOK
• 2006-03-14 Sold (Public Records) $39,000 Public Records
• 2006-01-19 Listing Removed — MLSOK
• 2006-01-19 Listed $39,000 MLSOK
• 2006-01-14 Listed $37,700 MLSOK
• 2005-12-22 Listing Removed — MLSOK
• 2005-12-08 Listed $39,900 MLSOK
• 1983-12-01 Sold (Public Records) $40,600 Public Records

Property tax history

+3.9%/yr

Latest (2025): $870 · +5.3% YoY. Source: county tax records.