912 Culbertson SW · Ardmore, OK 73401

$100,000

2 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 137 Days on market

Built 1935 10,019 sqft lot Est $132k · 24% under

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Why this score? — see what drove the B 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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Rent growth +4.3/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Totally remodeled Craftsman style home. All new electrical, plumbing, windows and insulation. This cute 2 bed 2 bath home has a big yard for the kids to play and is ready to move in!

Key facts

• Recently remodeled
• Outdoor space
• Oversized lot

Tags

• OVERSIZED LOT
• RECENTLY REMODELED
• OUTDOOR SPACE
• QUIET RESIDENTIAL SETTING

Property features AI

Finance

• Other: Partial chain link fencing

Exterior

• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story; Faces west; Crawlspace foundation
• Construction: Built with wood frame and wood/shake siding; Asphalt/fiberglass roof
• Exterior features: Covered porch

Interior

• Kitchen: Oven; Range; Stove; Dishwasher
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High ceilings; Laminate counters; Ceiling fan(s); Vinyl windows; Electric oven/range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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); 379 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $22k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.25% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.81%
• DSCR: 1.70
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $131,688
• 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	0.21mi	2/1.0	1,056 (-5%)	0mo	$125,000	$118	81
613 F St SW	0.27mi	3/1.0 (+1)	990 (-11%)	4mo	$90,000	$91	60
923 3rd SW	0.54mi	2/1.0	1,156 (+4%)	11mo	$125,000	$108	60
420 Wheeler St SW	0.37mi	3/1.0 (+1)	1,220 (+9%)	7mo	$113,400	$93	57
1107 Hailey SW	0.16mi	3/2.0 (+1)	1,215 (+9%)	20mo	$135,000	$111	52
1104 Potter SE	0.50mi	3/1.0 (+1)	1,023 (-8%)	7mo	$134,000	$131	52
1000 Hugo SE	0.50mi	3/1.0 (+1)	972 (-13%)	1mo	$110,000	$113	49
423 F St SW	0.42mi	2/1.0	1,227 (+10%)	18mo	$150,000	$122	49
514 Hammers Rd	0.25mi	2/1.0	960 (-14%)	20mo	$142,000	$148	48
802 O St SW	0.50mi	2/1.0	1,005 (-10%)	16mo	$156,000	$155	47
909 SE D St	0.72mi	3/1.0 (+1)	1,181 (+6%)	10mo	$142,500	$121	43
1319 Bixby St	0.74mi	3/1.0 (+1)	1,210 (+8%)	9mo	$114,900	$95	39

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: 11.2%
• Equity multiple: 1.46×
• Total profit: $12,993
• Equity at exit: $14,910

10-year hold

• IRR: 23.3%
• Equity multiple: 3.40×
• Total profit: $67,204
• Equity at exit: $8,646

Cash invested: $28,000 (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: 379
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $369

Break-even live

Break-even rent $779

Max offer price $100,000

Occupancy floor 65%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $100,000 Active 137 DOM
2. 2026-06-18
   days on market $100,000 Active 136 DOM
3. 2026-06-17
   days on market $100,000 Active 135 DOM
4. 2026-06-16
   pricedays on market $100,000 Active 134 DOM
5. 2026-06-15
   days on market $110,000 Active 133 DOM
6. 2026-06-14
   days on market $110,000 Active 131 DOM
7. 2026-06-12
   days on market $110,000 Active 130 DOM
8. 2026-06-09
   days on market $110,000 Active 127 DOM
9. 2026-06-08
   days on market $110,000 Active 126 DOM
10. 2026-06-07
    days on market $110,000 Active 125 DOM
11. 2026-06-05
    days on market $110,000 Active 122 DOM
12. 2026-06-03
    days on market $110,000 Active 121 DOM
13. 2026-06-02
    days on market $110,000 Active 120 DOM
14. 2026-06-01
    days on market $110,000 Active 119 DOM
15. 2026-05-31
    days on market $110,000 Active 118 DOM
16. 2026-05-30
    days on market $110,000 Active 117 DOM
17. 2026-05-07
    price $110,000
18. 2026-03-10
    price $118,000
19. 2026-02-01
    listed $122,000 Active
20. 2024-03-19
    soldstatus $145,000
21. 2024-03-16
    soldstatus $145,000 Closed 182-char remark

    Show marketing remark (182 chars)

    Totally remodeled Craftsman style home. All new electrical, plumbing, windows and insulation. This cute 2 bed 2 bath home has a big yard for the kids to play and is ready to move in!

22. 2024-02-06
    status Pending 182-char remark

    Show marketing remark (182 chars)

    Totally remodeled Craftsman style home. All new electrical, plumbing, windows and insulation. This cute 2 bed 2 bath home has a big yard for the kids to play and is ready to move in!

23. 2024-02-02
    price $149,500 182-char remark

    Show marketing remark (182 chars)

    Totally remodeled Craftsman style home. All new electrical, plumbing, windows and insulation. This cute 2 bed 2 bath home has a big yard for the kids to play and is ready to move in!

24. 2023-12-20
    price $154,000 182-char remark

    Show marketing remark (182 chars)

    Totally remodeled Craftsman style home. All new electrical, plumbing, windows and insulation. This cute 2 bed 2 bath home has a big yard for the kids to play and is ready to move in!

25. 2023-10-30
    price $132,000 182-char remark

    Show marketing remark (182 chars)

    Totally remodeled Craftsman style home. All new electrical, plumbing, windows and insulation. This cute 2 bed 2 bath home has a big yard for the kids to play and is ready to move in!

26. 2023-10-21
    listed $137,000 Active 182-char remark

    Show marketing remark (182 chars)

    Totally remodeled Craftsman style home. All new electrical, plumbing, windows and insulation. This cute 2 bed 2 bath home has a big yard for the kids to play and is ready to move in!

27. 2021-04-05
    soldstatus $49,000 Closed 216-char remark

    Show marketing remark (216 chars)

    Perfect starter home or Investment property! This three bedroom 1 bath dining , living room. Large utility room. Chain-link fence (partial) Lots of mature trees. Large back yard! Must see this property! Foreclosure

28. 2021-02-05
    historical 216-char remark

    Show marketing remark (216 chars)

    Perfect starter home or Investment property! This three bedroom 1 bath dining , living room. Large utility room. Chain-link fence (partial) Lots of mature trees. Large back yard! Must see this property! Foreclosure

29. 2021-02-01
    listed $49,900 216-char remark

    Show marketing remark (216 chars)

    Perfect starter home or Investment property! This three bedroom 1 bath dining , living room. Large utility room. Chain-link fence (partial) Lots of mature trees. Large back yard! Must see this property! Foreclosure

30. 2021-02-01
    historical

    Show marketing remark (216 chars)

    Perfect starter home or Investment property! This three bedroom 1 bath dining , living room. Large utility room. Chain-link fence (partial) Lots of mature trees. Large back yard! Must see this property! Foreclosure

31. 2020-12-29
    listed $49,900
32. 2015-06-15
    soldstatus $57,500
33. 2007-10-29
    soldstatus $57,000

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$309/yr (+$26/mo · 52.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 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: $14,950
• − Mortgage interest: −$5,602
• − Property taxes: −$591
• − Insurance: −$500
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$2,909
• Taxable income: $2,956
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $3,717/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

+93.0% since first listed

17 events — show timeline

• 2026-05-07 Price Changed $110,000 MLS Technology, Inc.
• 2026-03-10 Price Changed $118,000 MLS Technology, Inc.
• 2026-02-01 Listed $122,000 MLS Technology, Inc.
• 2024-03-19 Sold (Public Records) $145,000 Public Records
• 2024-03-16 Sold (MLS) $145,000 MLS Technology, Inc.
• 2024-02-06 Pending — MLS Technology, Inc.
• 2024-02-02 Price Changed $149,500 MLS Technology, Inc.
• 2023-12-20 Price Changed $154,000 MLS Technology, Inc.
• 2023-10-30 Price Changed $132,000 MLS Technology, Inc.
• 2023-10-21 Listed $137,000 MLS Technology, Inc.
• 2021-04-05 Sold (MLS) $49,000 MLS Technology, Inc.
• 2021-02-05 Listing Removed — MLS Technology, Inc.
• 2021-02-01 Listing Removed — MLS Technology, Inc.
• 2021-02-01 Listed $49,900 MLS Technology, Inc.
• 2020-12-29 Listed $49,900 MLS Technology, Inc.
• 2015-06-15 Sold (Public Records) $57,500 Public Records
• 2007-10-29 Sold (Public Records) $57,000 Public Records

Property tax history

+5.9%/yr

Latest (2024): $591 · +5.9% YoY. Source: county tax records.