605 S 13th St · Chickasha, OK 73018

$129,900

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 34 Days on market

Built 1940 4,125 sqft lot

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• 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

Completely remodeled and move-in ready!! This beautifully refreshed 3-bedroom, 2-bath home offers approximately 1,160 square feet of comfortable living space with thoughtful upgrades throughout. Enjoy all new flooring, fresh paint, a fully updated kitchen and completely remodeled bathrooms designed with today's buyer in mind. Whether you're a first-time buyer, or looking for an investment opportunity, this home is a must see!!

Key facts

• Fresh paint
• New flooring
• Updated kitchen

Tags

• UPDATED KITCHEN
• REMODELED BATHROOMS
• NEW FLOORING
• FRESH PAINT

Property features AI

Finance

• Other: Property is existing (not new construction); Occupied: No; Days on market: 1
• Financial info: Assumable loans: No; Current price listed at $129,900
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One level; Residential property; Located in Chickasha Ot addition; Homestead exempt
• Construction: Frame construction; Composition roof (replaced/installed 2025); Combination foundation
• Exterior features: Corner lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace; Covered porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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; 14 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 $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $40k; list at $130k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $80,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1619 W Iowa Ave	0.33mi	2/1.0 (-1)	1,156 (-0%)	0mo	$60,000	$52	79
502 S 9 St	0.29mi	3/1.0	1,224 (+6%)	1mo	$85,000	$69	76
926 S 9th St	0.36mi	3/1.5	1,122 (-3%)	4mo	$115,000	$102	73
1127 S 10th St	0.43mi	2/1.5 (-1)	1,162 (+0%)	2mo	$105,000	$90	71
726 S 15th St	0.20mi	2/1.0 (-1)	1,064 (-8%)	1mo	$31,000	$29	71
1005 W Washington Ave	0.33mi	3/1.0	1,244 (+7%)	3mo	$50,000	$40	70
1020 S 14th St	0.31mi	2/1.0 (-1)	1,063 (-8%)	0mo	$96,000	$90	66
319 S 9th St	0.38mi	2/1.0 (-1)	1,060 (-9%)	2mo	$65,000	$61	62
1813 W Dakota Ave	0.41mi	3/2.0	1,292 (+11%)	0mo	$174,000	$135	57
214 N 17th St	0.63mi	2/1.0 (-1)	1,212 (+4%)	2mo	$55,000	$45	56
1008 S 6th St	0.58mi	3/1.5	1,330 (+15%)	1mo	$135,000	$102	46
420 W Minnesota Ave	0.66mi	2/2.0 (-1)	1,248 (+8%)	3mo	$44,500	$36	45

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,786
• Equity at exit: $19,369

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $16,618
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$681
• Tax from tax record: −$39 /mo · $466/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $256

Break-even live

Break-even rent $980

Max offer price $129,900

Occupancy floor 75%

Sensitivity live

Price	-10% $330	-5% $293	+0% $256	+5% $219	+10% $183
Rent	-10% $153	-5% $205	+0% $256	+5% $308	+10% $359
Rate	-1.0pp $322	-0.5pp $289	base $256	+0.5pp $223	+1.0pp $188

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1223 W Colorado Ave Chickasha, OK	2.0	2.0	864	$1,275	$1.48	2d	1	0.24mi
1008 S 14th St Chickasha, OK	3.0	2.0	1485	$1,395	$0.94	2d	1	0.32mi
1024 S 13th St Chickasha, OK	2.0	2.0	1265	$925	$0.73	11d	1	0.32mi
519 W Minnesota Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	2d	1	0.59mi
509 W Oregon Ave Chickasha, OK	2.0	2.0	900	$1,200	$1.33	2d	1	0.60mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	24d	1	0.77mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	3d	1	0.77mi
816 S 2nd St Chickasha, OK	3.0	2.0	1047	$1,100	$1.05	2d	1	0.85mi
607 W Wisconsin Ave Chickasha, OK	3.0	2.0	1270	$1,395	$1.10	11d	1	1.08mi
1315 S Sheppard St Chickasha, OK	2.0	2.0	864	$1,250	$1.45	3d	1	1.15mi
2220 W Utah Ave Unit 2220 Chickasha, OK	2.0	1.0	910	$1,055	$1.16	2d	1	1.24mi
2226 W Utah Ave Chickasha, OK	2.0	1.0	1000	$1,055	$1.05	15d	1	1.26mi
3507 W Mississippi Ave Chickasha, OK	4.0	2.0	1240	$1,474	$1.19	2d	1	1.43mi
641 Marlin Ct Chickasha, OK	2.0–3.0	2.0	1300	$1,595	$1.23	2d	3	1.43mi

Listing history 20 events

1. 2026-06-18
   days on market $129,900 Active 34 DOM
2. 2026-06-17
   days on market $129,900 Active 33 DOM
3. 2026-06-16
   days on market $129,900 Active 32 DOM
4. 2026-06-15
   days on market $129,900 Active 31 DOM
5. 2026-06-13
   days on market $129,900 Active 29 DOM
6. 2026-06-09
   days on market $129,900 Active 25 DOM
7. 2026-06-08
   days on market $129,900 Active 24 DOM
8. 2026-06-07
   days on market $129,900 Active 23 DOM
9. 2026-06-05
   days on market $129,900 Active 20 DOM
10. 2026-06-03
    days on market $129,900 Active 19 DOM
11. 2026-06-02
    days on market $129,900 Active 18 DOM
12. 2026-06-01
    days on market $129,900 Active 17 DOM
13. 2026-05-31
    days on market $129,900 Active 16 DOM
14. 2026-05-14
    listed $129,900 Active
15. 2024-09-13
    historical
16. 2024-07-26
    status Active
17. 2024-07-05
    status Pending
18. 2024-04-09
    price $54,500
19. 2024-03-12
    listed $59,500 Active
20. 2012-10-26
    soldstatus $40,000

ⓘ 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: $466 · $39/mo
• Projected year-2 tax: $1,169 · $97/mo
• Expected delta: +$703/yr (+$59/mo · 150.9%)

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

Taxation est. · year 1

• Rental income: $15,652
• − Mortgage interest: −$7,276
• − Property taxes: −$466
• − Insurance: −$650
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$3,779
• Taxable income: $977
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $2,840/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

+224.8% since first listed

7 events — show timeline

• 2026-05-14 Listed $129,900 MLSOK
• 2024-09-13 Listing Removed — MLSOK
• 2024-07-26 Relisted — MLSOK
• 2024-07-05 Pending — MLSOK
• 2024-04-09 Price Changed $54,500 MLSOK
• 2024-03-12 Listed $59,500 MLSOK
• 2012-10-26 Sold (Public Records) $40,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $466 · +5.7% YoY. Source: county tax records.