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

$115,000

1 bd · 1.0 ba · 645 sqft · Condo · 209 Days on market

Built 1982 $225/mo HOA · 20% 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 +7.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks

Welcome to this charming and well-maintained upstairs one-bedroom, one-bath condo in the highly desirable, gated community off N. Pennsylvania Avenue. Offering 645 square feet of smart, comfortable living, this move-in-ready home is perfect for anyone seeking convenience, low-maintenance living, or a fantastic investment opportunity. Step inside to a bright and inviting living area featuring updated finishes and plenty of natural light. The cozy layout includes a comfortable living room, a dining space, and a great size kitchen that provides excellent storage and functionality—perfect for everyday living. The spacious bedroom offers room to relax and includes generous closet space. Th

Key facts

• Covered parking
• Two secure gates
• Well-kept grounds

Tags

• PRIVATE COVERED BALCONY
• TWO SECURE GATES
• TWO REFRESHING POOLS
• WELL-KEPT GROUNDS
• COVERED PARKING
• WELCOMING COURTYARD ENTRY

Property features AI

Finance

• Other: Located near Quail Springs Mall; north of Penn Avenue and south of NW 150th Street; Occupied: No; Home warranty: No
• Financial info: Not assumable
• HOA & community: Mandatory association dues; Association fee $2,700 — includes garbage, common area maintenance, exterior maintenance, recreation facility

Exterior

• Utilities: Living area reported from assessor
• Home design: Upper-level condominium; Residential condominium; Quail Springs Condo (legal addition)
• Construction: Brick and frame construction; Composition roof; Built as existing structure
• Exterior features: Wood fencing; Corner lot

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Fireplace (1) — forced air
• Interior features: One living area; Living room; Balcony
• Laundry & utility: No study; Slab foundation (utility access typical for slab)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (1.1% below list).
• Recommended offer: $98k (15.2% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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.
• 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 ($795 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 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 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 $97,518 (15.2% 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 209 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.99% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 8.4

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: 3.9%
• Equity multiple: 1.22×
• Total profit: $7,166
• Equity at exit: $49,864

10-year hold

• IRR: 8.6%
• Equity multiple: 2.33×
• Total profit: $42,854
• Equity at exit: $75,441

Cash invested: $32,200 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,138 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$225
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-121

Break-even live

Break-even rent $1,291

Max offer price $97,518

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-81	+0% $-121	+5% $-161	+10% $-200
Rent	-10% $-211	-5% $-166	+0% $-121	+5% $-76	+10% $-31
Rate	-1.0pp $-63	-0.5pp $-92	base $-121	+0.5pp $-151	+1.0pp $-181

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: $28,750
• Closing costs: $3,450
• 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: $225 · $2,700/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $115,000 Active 209 DOM
2. 2026-06-18
   days on market $115,000 Active 206 DOM
3. 2026-06-17
   days on market $115,000 Active 205 DOM
4. 2026-06-16
   days on market $115,000 Active 204 DOM
5. 2026-06-15
   days on market $115,000 Active 203 DOM
6. 2026-06-13
   days on market $115,000 Active 201 DOM
7. 2026-06-09
   days on market $115,000 Active 197 DOM
8. 2026-06-08
   days on market $115,000 Active 196 DOM
9. 2026-06-07
   days on market $115,000 Active 195 DOM
10. 2026-06-03
    days on market $115,000 Active 191 DOM
11. 2026-06-02
    days on market $115,000 Active 190 DOM
12. 2026-06-01
    days on market $115,000 Active 189 DOM
13. 2026-05-31
    days on market $115,000 Active 188 DOM
14. 2025-11-24
    listed $115,000 Active
15. 2008-05-14
    historical
16. 2008-04-03
    listed $43,750

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $13,655
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − HOA: −$2,700
• − Depreciation: −$3,345
• Taxable loss: −$3,317
• Est. tax savings @ 24.0%: +$796
• After-tax cash flow: $-654/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

+162.9% since first listed

3 events — show timeline

• 2025-11-24 Listed $115,000 MLSOK
• 2008-05-14 Listing Removed — MLSOK
• 2008-04-03 Listed $43,750 MLSOK