14435 N Pennsylvania Ave Unit 28A · Oklahoma City, OK 73134

$120,000

1 bd · 1.0 ba · 768 sqft · Condo public records · 32 Days on market

Built 1983 $19/mo HOA · 2% 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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +6.4/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

JUST REDUCED!!! CUTEST condo in the development!1 bed/1 bath/768 sq ft. So ADORABLE-it won't last long! New paint/carpet throughout! Newly painted cabinets in kitchen/bath! Tray ceiling in dining and bedroom! Living with extra sitting area and rock fireplace! Kitchen has pantry, pass-thru to living (great for entertaining), refrigerator, washer/dryer! Master has large walk-in closet! Bathroom is beautiful! Updated light fixtures throughout!

Key facts

• Covered sitting area
• Clubhouse
• Community amenities

Tags

• PRIVATE GATED FRONT PATIO
• COVERED SITTING AREA
• DEDICATED PARKING SPOT
• COMMUNITY AMENITIES
• POOL
• CLUBHOUSE

Property features AI

Finance

• Other: No storm shelter; Corner unit in Quail Springs Condominiums II
• Financial info: Not assumable; Loan qualification possible
• HOA & community: Mandatory association dues; Association fee: $225; Association includes gated entry, common area maintenance, partial utilities, pool

Exterior

• Security: Gated entry (community amenity)
• Utilities: Public utilities
• Home design: Condominium (residential); Lower-level unit; Corner lot
• Construction: Brick and frame construction; Composition roof; Slab foundation; Existing property
• Exterior features: Covered patio; Storage

Interior

• Bedrooms: 1 bedroom
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; One dining area; One fireplace (insert)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (3.2% below list).
• Recommended offer: $116k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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); 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; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 ($830 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $120k implies a 129% gain — meaningful room to come down on a strong offer.

Recommended offer $116,175 (3.2% below list)

Questions for the listing agent

1. It's been on market 32 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: 0.97% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 8.6

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: 13.1%
• Equity multiple: 1.74×
• Total profit: $24,977
• Equity at exit: $52,032

10-year hold

• IRR: 16.3%
• Equity multiple: 3.43×
• Total profit: $81,803
• Equity at exit: $78,721

Cash invested: $33,600 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,162 high
• Mortgage (P&I): −$629
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$50
• HOA: −$19
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $152

Break-even live

Break-even rent $969

Max offer price $120,000

Occupancy floor 82%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14327 N Pennsylvania Ave Unit 36G Oklahoma City, OK	2.0	1.0	950	$1,100	$1.16	2d	1	0.11mi
2300 NW 145th St Oklahoma City, OK	1.0–3.0	1.0–2.0	1000	$1,615	$1.61	1d	12	0.12mi
14443 N Pennsylvania Ave Oklahoma City, OK	1.0	1.0	768	$900	$1.17	23d	1	0.19mi
2400 Watermark Blvd Oklahoma City, OK	1.0	1.0	830	$1,329	$1.60	23d	1	0.27mi
14520 N Pennsylvania Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	1024	$930	$0.91	2d	12	0.35mi
14320 Mezzaluna Ave Oklahoma City, OK	1.0	1.0	966	$1,429	$1.48	23d	1	0.38mi
14320 Mezzaluna Ave Oklahoma City, OK	1.0	1.0	879	$1,329	$1.51	11d	1	0.38mi
1919 NW 142nd St Oklahoma City, OK	2.0	2.0	1100	$1,280	$1.16	23d	1	0.39mi
14900 N Pennsylvania Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	1027	$1,010	$0.98	2d	19	0.39mi
14201 N Kentucky Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	905	$1,628	$1.80	2d	18	0.40mi
14712 Mezzaluna Blvd Oklahoma City, OK	1.0–2.0	1.0–2.0	898	$1,299	$1.45	23d	25	0.42mi
2600 Watermark Blvd Oklahoma City, OK	1.0–2.0	1.0–2.5	1066	$1,069	$1.00	2d	10	0.50mi
14300 N Pennsylvania Ave Oklahoma City, OK	1.0–2.0	1.0–2.0	844	$799	$0.95	2d	1	0.52mi
2701 Watermark Blvd Oklahoma City, OK	1.0–3.0	1.0–2.0	1047	$1,161	$1.11	2d	19	0.58mi
14300 N May Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	923	$890	$0.96	3d	15	0.67mi
15501 N Pennsylvania Ave Edmond, OK	2.0	2.0	958	$1,379	$1.44	14d	1	0.70mi
14200 N May Ave Oklahoma City, OK	1.0–3.0	1.0–2.0	1031	$880	$0.85	2d	17	0.72mi
2609 Featherstone Rd Oklahoma City, OK	1.0–2.0	1.0–2.0	769	$699	$0.91	2d	34	0.89mi
13600 N Blackwelder Ave Oklahoma City, OK	3.0	1.0–2.0	850	$1,348	$1.58	2d	27	0.96mi
12831 Stratford Dr Oklahoma City, OK	1.0–3.0	1.0–2.0	1122	$854	$0.76	1d	22	1.07mi
12701 N Pennsylvania Ave Oklahoma City, OK	3.0	1.0–2.0	912	$1,122	$1.23	1d	15	1.11mi
3101 NW 150th St Oklahoma City, OK	1.0–2.0	1.0–2.0	811	$895	$1.10	2d	12	1.16mi
12821 Stratford Dr Oklahoma City, OK	2.0	2.0	1043	$1,078	$1.03	2d	1	1.21mi
2301 NW 122nd St Oklahoma City, OK	1.0	1.0	723	$940	$1.30	2d	28	1.38mi
2401 NW 122nd St Oklahoma City, OK	1.0–2.0	1.0–2.0	844	$749	$0.89	23d	1	1.41mi

HOA detail condo

• Monthly dues: $19 · $228/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-08
   statusdays on market $120,000 Pending 32 DOM
2. 2026-06-07
   days on market $120,000 Active 31 DOM
3. 2026-06-03
   days on market $120,000 Active 27 DOM
4. 2026-06-02
   days on market $120,000 Active 26 DOM
5. 2026-06-01
   days on market $120,000 Active 25 DOM
6. 2026-05-31
   days on market $120,000 Active 24 DOM
7. 2026-05-22
   price $120,000
8. 2026-05-07
   listed $130,000 Active
9. 2011-12-21
   soldstatus $52,500
10. 2011-12-16
    soldstatus $52,500 444-char remark

    Show marketing remark (444 chars)

    JUST REDUCED!!! CUTEST condo in the development!1 bed/1 bath/768 sq ft. So ADORABLE-it won't last long! New paint/carpet throughout! Newly painted cabinets in kitchen/bath! Tray ceiling in dining and bedroom! Living with extra sitting area and rock fireplace! Kitchen has pantry, pass-thru to living (great for entertaining), refrigerator, washer/dryer! Master has large walk-in closet! Bathroom is beautiful! Updated light fixtures throughout!

11. 2011-07-28
    listed $53,990 444-char remark

    Show marketing remark (444 chars)

    JUST REDUCED!!! CUTEST condo in the development!1 bed/1 bath/768 sq ft. So ADORABLE-it won't last long! New paint/carpet throughout! Newly painted cabinets in kitchen/bath! Tray ceiling in dining and bedroom! Living with extra sitting area and rock fireplace! Kitchen has pantry, pass-thru to living (great for entertaining), refrigerator, washer/dryer! Master has large walk-in closet! Bathroom is beautiful! Updated light fixtures throughout!

12. 2006-08-21
    soldstatus $50,000
13. 2001-04-18
    soldstatus $35,000
14. 1984-05-01
    soldstatus $45,026

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$276/yr (+$23/mo · 34.3%)

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

Taxation est. · year 1

• Rental income: $13,941
• − Mortgage interest: −$6,722
• − Property taxes: −$804
• − Insurance: −$600
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − HOA: −$228
• − Depreciation: −$3,491
• Taxable loss: −$134
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $1,862/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

+166.5% since first listed

8 events — show timeline

• 2026-05-22 Price Changed $120,000 MLSOK
• 2026-05-07 Listed $130,000 MLSOK
• 2011-12-21 Sold (Public Records) $52,500 Public Records
• 2011-12-16 Sold (MLS) $52,500 MLSOK
• 2011-07-28 Listed $53,990 MLSOK
• 2006-08-21 Sold (Public Records) $50,000 Public Records
• 2001-04-18 Sold (Public Records) $35,000 Public Records
• 1984-05-01 Sold (Public Records) $45,026 Public Records

Property tax history

+1.3%/yr

Latest (2025): $804 · +3.8% YoY. Source: county tax records.