1301 W Idaho Ave · Chickasha, OK 73018

$50,000

3 bd · 3.0 ba · 1,824 sqft · SingleFamily public records · 107 Days on market

Built 1940 6,098 sqft lot ↓ 17% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity! Spacious 1.5-story home offering approximately 1,824 square feet with 3 bedrooms and 3 bathrooms, situated on a corner lot. Great potential for renovation, resale, or long-term rental investment. Bring your vision and finishing touches to make this property shine. The property is being sold as-is. Buyer to verify all information.

Key facts

• 6,098 sq ft lot
• Built 1940
• Listed 107 days

Property features AI

Finance

• Other: Living area reported as 1,824 (assessor); Property is not occupied; No home warranty
• Financial info: Not assumable; Not eligible for loan qualification (per listing)
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead exemption indicated
• Home design: Single family residence; One and one-half level; Faces north; Residential property; Located in Chickasha OT
• Construction: Frame construction; Composition roof; Conventional foundation; Built — existing structure
• Exterior features: Covered porch; Corner lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central electric heating; No cooling listed
• Interior features: One living area; Dining area; No fireplace; No in-law plan indicated

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $736 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.0% vs local median 4.8% in Chickasha — 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 66/100 on livability (#117 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Chickasha (town): math 23% / reading 27% proficiency, ranked #115 of 270 in OK (top 43%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bill Wallace Ec Ctr (460 students, 0% FRL); Chickasha Hs (math 12% / reading 27%, grade F, #296 of 447 statewide, top 67%, 749 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 203 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 D-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. 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: 2.72% ✓
• Cap rate: 23.96%
• Cash-on-cash: 63.08%
• DSCR: 3.81
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $187,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1028 S 16th St	0.34mi	3/1.5	1,748 (-4%)	8mo	$179,900	$103	65
1310 W Minnesota Ave	0.20mi	3/2.0	1,639 (-10%)	7mo	$40,000	$24	64
706 S 19th St	0.47mi	4/2.0 (+1)	1,772 (-3%)	2mo	$190,000	$107	63
802 S 20th St	0.55mi	3/2.0	1,735 (-5%)	1mo	$135,000	$78	61
1127 S 19th St	0.53mi	3/2.0	1,772 (-3%)	7mo	$203,500	$115	61
901 S 8th St	0.43mi	4/3.0 (+1)	1,974 (+8%)	4mo	$245,000	$124	58
1211 S 19th St	0.56mi	4/2.0 (+1)	1,884 (+3%)	4mo	$169,000	$90	56
1027 S 7th St	0.55mi	3/2.5	1,988 (+9%)	4mo	$300,000	$151	54
1628 W Chickasha Ave	0.60mi	4/2.0 (+1)	1,945 (+7%)	1mo	$206,000	$106	52
1411 S 11th St	0.55mi	3/3.5	2,030 (+11%)	3mo	$80,888	$40	51
1402 S 14th St	0.51mi	3/2.0	1,563 (-14%)	6mo	$145,000	$93	43
1119 S 5th St	0.71mi	2/1.5 (-1)	1,596 (-12%)	4mo	$120,000	$75	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 62.1%
• Equity multiple: 3.77×
• Total profit: $38,785
• Equity at exit: $7,455

10-year hold

• IRR: 66.6%
• Equity multiple: 7.73×
• Total profit: $94,190
• Equity at exit: $4,323

Cash invested: $14,000 (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 73018

• Home prices YoY: -21.1%
• Active inventory: 203
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$262
• Tax from tax record: −$54 /mo · $651/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $736

Break-even live

Break-even rent $427

Max offer price $50,000

Occupancy floor 41%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1024 S 13th St Chickasha, OK	2.0	2.0	1265	$925	$0.73	10d	1	0.25mi
1008 S 14th St Chickasha, OK	3.0	2.0	1485	$1,395	$0.94	2d	1	0.25mi
607 W Wisconsin Ave Chickasha, OK	3.0	2.0	1270	$1,395	$1.10	11d	1	1.01mi
3507 W Mississippi Ave Chickasha, OK	4.0	2.0	1240	$1,474	$1.19	2d	1	1.36mi
641 Marlin Ct Chickasha, OK	2.0–3.0	2.0	1300	$1,595	$1.23	2d	3	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $50,000 Active 107 DOM
2. 2026-06-17
   days on market $50,000 Active 106 DOM
3. 2026-06-16
   days on market $50,000 Active 105 DOM
4. 2026-06-15
   days on market $50,000 Active 104 DOM
5. 2026-06-13
   days on market $50,000 Active 102 DOM
6. 2026-06-09
   days on market $50,000 Active 98 DOM
7. 2026-06-08
   days on market $50,000 Active 97 DOM
8. 2026-06-07
   days on market $50,000 Active 96 DOM
9. 2026-06-05
   days on market $50,000 Active 93 DOM
10. 2026-06-03
    days on market $50,000 Active 92 DOM
11. 2026-06-02
    days on market $50,000 Active 91 DOM
12. 2026-06-01
    days on market $50,000 Active 90 DOM
13. 2026-05-31
    days on market $50,000 Active 89 DOM
14. 2026-05-15
    price $50,000
15. 2026-03-02
    listed $60,000 Active

ⓘ 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: $651 · $54/mo
• Projected year-2 tax: $651 · $54/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,302
• − Mortgage interest: −$2,801
• − Property taxes: −$651
• − Insurance: −$250
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$1,455
• Taxable income: $8,537
• Est. tax owed @ 24.0%: −$2,049
• After-tax cash flow: $6,782/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: Chickasha
• NCES district ID: 4007560
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $38,561
• Composite: 20.95/100
• National rank: #8476
• State rank: #115 of 270 in OK

Livability — Chickasha

• Score: 66/100
• State rank: #117
• US rank: #11902

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chickasha, OK
• County: Grady County · 20,505 people
• City population: 20,505
• Metro: Oklahoma City, OK
• Population (ZIP): 20,505
• Household income: $56,484
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 685.0

Population outlook (Grady County) Hauer SSP2

• Today (2025): 59,962 people
• By 2030: 62,513 · +4.3%
• By 2040: 67,338 · +12.3%
• By 2050: 71,719 · +19.6%
• By 2075: 82,684 · +37.9%
• By 2100: 89,387 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 11% Hispanic / Latino 9% Black 5% Native American 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Iranian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Grady

• 2024 margin: Solid R (+62.7) · D 17.9% · R 80.6% · Other 1.5%
• 2008→2024 swing: -16.0pp toward R · 2008: -46.7pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+62.3 2016: R+60.3 2012: R+51.2 2008: R+46.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.82%
• Current HPI: 249.6051
• Rent YoY: —
• 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

-16.7% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $50,000 MLSOK
• 2026-03-02 Listed $60,000 MLSOK

Property tax history

+6.5%/yr

Latest (2025): $651 · +26.7% YoY. Source: county tax records.