434 K St SW · Ardmore, OK 73401

$129,000

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 13 Days on market

Built 1939 9,148 sqft lot Est $115k · 12% over

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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 +20.1/30.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• Rent growth +4.3/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

2 bed | 2 bath updated WITH Luxury vinyl floors, central heat and air, and a tankless hot water system. Kitchen comes with stove + fridge, The backyard is a win… good space, quiet area in SW Ardmore, and room to actually enjoy where you live. This is the kind of house that works whether you’re buying your first home, downsizing, or adding to your portfolio. Simple. Solid. Move-in ready. This has been an investment home rented from $1200-$1400. Seller is a licensed Realtor/Broker

Key facts

• Move-in ready
• Luxury vinyl floors
• 9,148 sq ft lot

Tags

• LUXURY VINYL FLOORS
• TANKLESS HOT WATER SYSTEM
• MOVE-IN READY

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Crawlspace foundation
• Construction: Built (year per public records); Vinyl siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Partial chain link fencing; Lot about 0.21 acres; Faces west

Interior

• Kitchen: Oven
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning; Electric water heater
• Interior features: Laminate counters; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $160 ($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 $122k (5.5% below list).
• Recommended offer: $122k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.6% in Ardmore — 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 58/100 on livability (#447 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Ardmore (town): math 12% / reading 15% proficiency, ranked #241 of 270 in OK (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.4%/yr); 381 active listings in the ZIP; 73 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carter County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 3y 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 $26k; list at $129k implies a 387% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• 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 $121,960 (5.5% below list)

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $114,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 SW Howard St	0.42mi	2/1.0	1,056 (-1%)	0mo	$125,000	$118	79
416 Wheeler St SW	0.09mi	2/1.0	936 (-12%)	6mo	$83,000	$89	71
923 3rd SW	0.22mi	2/1.0	1,156 (+9%)	11mo	$125,000	$108	66
613 F St SW	0.35mi	3/1.0 (+1)	990 (-7%)	4mo	$90,000	$91	64
420 Wheeler St SW	0.08mi	3/1.0 (+1)	1,220 (+15%)	7mo	$113,400	$93	61
802 O St SW	0.35mi	2/1.0	1,005 (-6%)	16mo	$156,000	$155	61
419 F SW	0.27mi	2/1.0	933 (-12%)	15mo	$145,250	$156	55
21 M St SW	0.64mi	3/1.0 (+1)	1,025 (-4%)	7mo	$142,500	$139	54
1000 Hugo SE	0.74mi	3/1.0 (+1)	972 (-9%)	1mo	$110,000	$113	45
1319 Bixby St	0.45mi	3/1.0 (+1)	1,210 (+14%)	9mo	$114,900	$95	43
1003 SW C St	0.48mi	2/1.0	910 (-14%)	14mo	$85,000	$93	41
810 2nd Ave NW	0.72mi	2/2.0	1,172 (+10%)	11mo	$75,000	$64	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 7.38% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-5,147
• Equity at exit: $19,234

10-year hold

• IRR: 10.2%
• Equity multiple: 1.93×
• Total profit: $33,691
• Equity at exit: $11,154

Cash invested: $36,120 (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 73401

• Home prices YoY: -21.7%
• Rents YoY: 7.4%
• Active inventory: 381
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $160

Break-even live

Break-even rent $1,017

Max offer price $129,000

Occupancy floor 82%

Sensitivity live

Price	-10% $233	-5% $196	+0% $160	+5% $123	+10% $87
Rent	-10% $63	-5% $112	+0% $160	+5% $208	+10% $256
Rate	-1.0pp $225	-0.5pp $193	base $160	+0.5pp $126	+1.0pp $92

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $129,000 Active 13 DOM
2. 2026-06-19
   days on market $129,000 Active 11 DOM
3. 2026-06-18
   days on market $129,000 Active 10 DOM
4. 2026-06-17
   days on market $129,000 Active 9 DOM
5. 2026-06-16
   days on market $129,000 Active 8 DOM
6. 2026-06-15
   days on market $129,000 Active 7 DOM
7. 2026-06-14
   days on market $129,000 Active 5 DOM
8. 2026-06-12
   days on market $129,000 Active 4 DOM
9. 2026-06-09
   remarks 484-char remark
10. 2026-06-09
    listed $129,000 Active 1 DOM

ⓘ 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: $881 · $73/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$280/yr (+$23/mo · 31.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,635
• − Mortgage interest: −$7,226
• − Property taxes: −$881
• − Insurance: −$645
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$3,753
• Taxable loss: −$211
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $1,969/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: Ardmore
• NCES district ID: 4003180
• Math proficiency: 12% ▼ -7.00%
• Reading proficiency: 15% ▼ -6.00%
• Median HH income: $35,194
• Composite: 11.1/100
• National rank: #9733
• State rank: #241 of 270 in OK

Livability — Ardmore

• Score: 58/100
• State rank: #447
• US rank: #21387

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ardmore, OK
• County: Carter County · 36,833 people
• City population: 36,833
• Metro: Ardmore, OK
• Population (ZIP): 36,833
• Household income: $61,989
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1026.0

Population outlook (Carter County) Hauer SSP2

• Today (2025): 50,892 people
• By 2030: 51,913 · +2.0%
• By 2040: 53,857 · +5.8%
• By 2050: 55,604 · +9.3%
• By 2075: 60,670 · +19.2%
• By 2100: 62,366 · +22.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Two or more races 14% Hispanic / Latino 9% Native American 8% Black 7% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+54.7) · D 21.9% · R 76.7% · Other 1.4%
• 2008→2024 swing: -14.2pp toward R · 2008: -40.5pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.5 2016: R+52.6 2012: R+42.7 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.93%
• Current HPI: 269.7381
• Rent YoY: ▲ 7.38%
• Metro: Ardmore, 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

+386.8% since first listed

30 events — show timeline

• 2026-06-08 Listed $129,000 MLS Technology, Inc.
• 2026-05-21 Rental Removed $1,400 APPFOLIO
• 2026-05-14 Listing Removed — MLS Technology, Inc.
• 2026-05-08 Price Changed $1,400 APPFOLIO
• 2026-05-07 Listed for Rent $1,200 APPFOLIO
• 2026-03-23 Listed $139,500 MLS Technology, Inc.
• 2025-12-04 Rental Removed $1,200 APPFOLIO
• 2025-12-01 Price Changed $1,200 APPFOLIO
• 2025-11-14 Listed for Rent $1,350 APPFOLIO
• 2025-01-31 Listing Removed — MLS Technology, Inc.
• 2024-12-11 Listed $135,000 MLS Technology, Inc.
• 2024-09-25 Listing Removed — MLSOK
• 2024-08-28 Listing Removed — MLS Technology, Inc.
• 2024-08-05 Price Changed $135,000 MLSOK
• 2024-08-05 Price Changed $135,000 MLS Technology, Inc.
• 2024-07-20 Price Changed $139,900 MLS Technology, Inc.
• 2024-05-22 Price Changed $145,000 MLS Technology, Inc.
• 2024-05-21 Price Changed $145,000 MLSOK
• 2024-05-01 Listing Removed — MLSOK
• 2024-03-15 Listed $149,000 MLSOK
• 2024-02-21 Price Changed $149,000 MLSOK
• 2024-02-08 Price Changed $149,000 MLS Technology, Inc.
• 2024-01-31 Price Changed $159,000 MLSOK
• 2024-01-27 Rental Removed $1,350 APPFOLIO
• 2024-01-20 Price Changed $1,350 APPFOLIO
• 2024-01-16 Price Changed $159,000 MLS Technology, Inc.
• 2024-01-15 Listed $169,000 MLSOK
• 2024-01-05 Listed $169,000 MLS Technology, Inc.
• 2023-11-10 Listed for Rent $1,400 APPFOLIO
• 2000-04-18 Sold (Public Records) $26,500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $881 · +5.1% YoY. Source: county tax records.