312 W Illinois Ave · Chickasha, OK 73018

$7,000

2 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 66 Days on market

Built 1935 6,190 sqft lot

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

This home needs lots of tlc or a John Deere Dozer, you take your pick. .. . This home is currently rented and will only be shown after 1pm.

Key facts

• 6,190 sq ft lot
• Garage
• Built 1935

Property features AI

Finance

• Other: Occupied; No storm shelter; Directions: From 4th and Choctaw go North to Illinois and go west to the property.
• Financial info: Assumable loan status unknown; Loan qualification status unknown; Current list price reported
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Assessor-reported living area
• Home design: Single family residence; One-level property; Residential property; Located in Chickasha Ot legal addition; Homestead eligible
• Construction: Frame and metal siding construction; Composition roof; Conventional foundation; Existing property
• Exterior features: Porch; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Window unit(s) for cooling
• Interior features: No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $7k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $7k).
• Recommended offer: $7k (6.0% below list) — sets the bar for market timing.
• Cap rate 165.6% 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $48 of loan paydown is wiped out by about $210 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($7k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $28k (80%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $122/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $6,580 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
8. 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?
9. 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.
10. 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.
11. 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: 17.80% ✓
• Cap rate: 165.61%
• Cash-on-cash: 568.98%
• DSCR: 26.32
• GRM: 0.5

CMA / ARV

• ARV (on-the-fly): $62,464
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 S 9th St	0.65mi	2/1.0	1,060 (+4%)	2mo	$65,000	$61	62
915 W Iowa Ave	0.73mi	2/1.0	1,030 (+1%)	9mo	$100,000	$97	58
1007 W Colorado Ave	0.72mi	2/2.0	938 (-8%)	6mo	$113,000	$120	43
1016 El Reno Ave	0.72mi	2/1.5	1,174 (+15%)	8mo	$34,500	$29	33
210 W Ada Sipuel Ave	0.74mi	2/1.0	875 (-15%)	16mo	$8,500	$10	27

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: —
• Equity multiple: 26.70×
• Total profit: $50,364
• Equity at exit: $1,044

10-year hold

• IRR: —
• Equity multiple: 57.35×
• Total profit: $110,441
• Equity at exit: $605

Cash invested: $1,960 (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: 0.5×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$37
• Tax from tax record: −$15 /mo · $184/yr
• Insurance: −$3
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $807

Break-even live

Break-even rent $224

Max offer price $7,000

Occupancy floor 30%

Sensitivity live

Price	-10% $811	-5% $809	+0% $807	+5% $805	+10% $803
Rent	-10% $709	-5% $758	+0% $807	+5% $856	+10% $905
Rate	-1.0pp $811	-0.5pp $809	base $807	+0.5pp $805	+1.0pp $803

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: $1,750
• Closing costs: $210
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	24d	1	0.39mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	4d	1	0.39mi
519 W Minnesota Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	2d	1	0.63mi
509 W Oregon Ave Chickasha, OK	2.0	2.0	900	$1,200	$1.33	2d	1	0.84mi
1223 W Colorado Ave Chickasha, OK	2.0	2.0	864	$1,275	$1.48	2d	1	0.85mi
816 S 2nd St Chickasha, OK	3.0	2.0	1047	$1,100	$1.05	2d	1	0.86mi
641 Marlin Ct Chickasha, OK	2.0–3.0	2.0	1300	$1,498	$1.15	2d	3	0.93mi
1315 S Sheppard St Chickasha, OK	2.0	2.0	864	$1,250	$1.45	4d	1	1.25mi
1024 S 13th St Chickasha, OK	2.0	2.0	1265	$925	$0.73	11d	1	1.27mi
1008 S 14th St Chickasha, OK	3.0	2.0	1485	$1,395	$0.94	2d	1	1.30mi

Listing history 10 events

1. 2026-05-19
   status Pending
2. 2026-05-15
   status Active
3. 2026-05-15
   price $7,000
4. 2026-05-09
   status Pending
5. 2026-05-09
   price $29,900
6. 2026-05-06
   price $7,000
7. 2026-05-02
   status Active
8. 2026-04-23
   status Pending
9. 2026-03-22
   price $29,900
10. 2026-02-23
    listed $35,000 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: $184 · $15/mo
• Projected year-2 tax: $184 · $15/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 AO · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,951
• − Mortgage interest: −$392
• − Property taxes: −$184
• − Insurance: −$1,502
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$204
• Taxable income: $10,277
• Est. tax owed @ 24.0%: −$2,466
• After-tax cash flow: $7,218/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

-80.0% since first listed

10 events — show timeline

• 2026-05-19 Pending — MLSOK
• 2026-05-15 Relisted — MLSOK
• 2026-05-15 Price Changed $7,000 MLSOK
• 2026-05-09 Pending — MLSOK
• 2026-05-09 Price Changed $29,900 MLSOK
• 2026-05-06 Price Changed $7,000 MLSOK
• 2026-05-02 Relisted — MLSOK
• 2026-04-23 Pending — MLSOK
• 2026-03-22 Price Changed $29,900 MLSOK
• 2026-02-23 Listed $35,000 MLSOK

Property tax history

+4.8%/yr

Latest (2025): $184 · +5.1% YoY. Source: county tax records.