517 S 11th St · Chickasha, OK 73018

$122,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 103 Days on market

Built 1940 4,792 sqft lot Est $90k · 35% 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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +5.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Cozy, move-in ready remodeled home with thoughtful updates throughout! The kitchen offers abundant storage and a new dishwasher, making it both functional and inviting. * * * Seller will include the stove and refrigerator with an accepted offer!! * * * Enjoy relaxing on the large front porch or the covered back deck—perfect for entertaining or unwinding. The home features all hard flooring for easy maintenance, a storm shelter for added peace of mind, and a roof that is only two years old. Outside, you'll find a nice storage building and a large side yard with plenty of space to enjoy.

Key facts

• Large front porch
• Covered back deck
• Hard flooring

Tags

• REMODELED HOME
• ABUNDANT STORAGE
• LARGE FRONT PORCH
• COVERED BACK DECK
• HARD FLOORING
• STORM SHELTER

Property features AI

Finance

• Other: Existing property; Vacant and unoccupied; Located in Chickasha OT legal addition
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Security: Outdoor storm shelter
• Utilities: Electricity available; Public utilities
• Home design: Single family residence; One-story; Property faces west; Residential property
• Construction: Vinyl siding; Composition roof (roof replaced/updated in 2024); Conventional foundation
• Exterior features: Covered deck; Covered patio; Outbuildings with storage; Interior lot

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: One dining area; One living area; 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 $122k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Recommended offer: $111k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 9 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 $843 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 103 days — a 9% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $122k implies a 961% 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 $111,020 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 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. 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?
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: 1.01% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $90,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
823 W Minnesota Ave	0.15mi	2/1.0	832 (+5%)	9mo	$95,000	$114	77
710 S 11th St	0.15mi	2/1.0	817 (+3%)	15mo	$59,000	$72	75
815 S 10th St	0.22mi	1/1.0 (-1)	792 (0%)	14mo	$23,000	$29	73
515 S 7th St	0.30mi	2/1.0	812 (+2%)	14mo	$92,000	$113	70
624 S 16th St	0.42mi	2/1.0	744 (-6%)	2mo	$130,000	$175	68
622 S 16th St	0.41mi	2/1.0	840 (+6%)	7mo	$133,000	$158	64
1223 W Colorado Ave	0.23mi	2/2.0	864 (+9%)	14mo	$154,900	$179	58
1005 S 19th St	0.70mi	2/1.0	806 (+2%)	10mo	$53,000	$66	56
1328 S 12th St	0.63mi	2/1.0	860 (+9%)	1mo	$127,000	$148	56
1506 S 8th St	0.74mi	2/1.0	792 (0%)	14mo	$91,000	$115	54
1324 S 12th St	0.62mi	2/1.0	845 (+7%)	14mo	$84,000	$99	48
210 W Ada Sipuel Ave	0.67mi	2/1.0	875 (+10%)	16mo	$8,500	$10	38

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,360
• Equity at exit: $18,191

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $18,041
• Equity at exit: $10,548

Cash invested: $34,160 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$640
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $259

Break-even live

Break-even rent $908

Max offer price $122,000

Occupancy floor 74%

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	1d	1	0.23mi
519 W Minnesota Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	1d	1	0.41mi
509 W Oregon Ave Chickasha, OK	2.0	2.0	900	$1,200	$1.33	1d	1	0.47mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	23d	1	0.64mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	3d	1	0.64mi
816 S 2nd St Chickasha, OK	3.0	2.0	1047	$1,100	$1.05	1d	1	0.70mi
1315 S Sheppard St Chickasha, OK	2.0	2.0	864	$1,250	$1.45	3d	1	1.04mi
2220 W Utah Ave Unit 2220 Chickasha, OK	2.0	1.0	910	$1,055	$1.16	1d	1	1.40mi
2226 W Utah Ave Chickasha, OK	2.0	1.0	1000	$1,055	$1.05	14d	1	1.42mi

Listing history 18 events

1. 2026-06-18
   days on market $122,000 Active 103 DOM
2. 2026-06-17
   days on market $122,000 Active 102 DOM
3. 2026-06-16
   days on market $122,000 Active 101 DOM
4. 2026-06-15
   days on market $122,000 Active 100 DOM
5. 2026-06-13
   days on market $122,000 Active 98 DOM
6. 2026-06-09
   days on market $122,000 Active 94 DOM
7. 2026-06-08
   days on market $122,000 Active 93 DOM
8. 2026-06-07
   days on market $122,000 Active 92 DOM
9. 2026-06-05
   days on market $122,000 Active 89 DOM
10. 2026-06-03
    days on market $122,000 Active 88 DOM
11. 2026-06-02
    days on market $122,000 Active 87 DOM
12. 2026-06-01
    days on market $122,000 Active 86 DOM
13. 2026-05-31
    days on market $122,000 Active 85 DOM
14. 2026-04-29
    price $124,000
15. 2026-03-07
    listed $130,000 Active
16. 2004-03-17
    soldstatus $11,500
17. 2004-03-11
    soldstatus $11,500
18. 2003-10-29
    listed $15,000

ⓘ 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: $316 · $26/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$782/yr (+$65/mo · 247.5%)

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

Taxation est. · year 1

• Rental income: $14,818
• − Mortgage interest: −$6,834
• − Property taxes: −$316
• − Insurance: −$610
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$3,549
• Taxable income: $1,138
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $2,830/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

+726.7% since first listed

5 events — show timeline

• 2026-04-29 Price Changed $124,000 MLSOK
• 2026-03-07 Listed $130,000 MLSOK
• 2004-03-17 Sold (MLS) $11,500 MLSOK
• 2004-03-11 Sold (Public Records) $11,500 Public Records
• 2003-10-29 Listed $15,000 MLSOK

Property tax history

+7.5%/yr

Latest (2025): $316 · +5.7% YoY. Source: county tax records.