726 S 2nd St · Chickasha, OK 73018

$75,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 1 Days on market

Built 1978 8,276 sqft lot Est $95k · 21% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

3 bed 1 bath home for sale in it's as is condition.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1978

Property features AI

Finance

• Other: Residential property in Chickasha OT addition; Living area reported from assessor; Occupied: No; Home warranty: No; Model home: No
• Financial info: Property not assumable; Loan qualification unknown; Taxes listed
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: No storm shelter
• Home design: Single family residence; One story; East-facing
• Construction: Brick construction; Composition roof; Slab foundation; Existing property
• Exterior features: Covered patio; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 15.2% 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; 11 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 $519 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• 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 $75,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.72% ✓
• Cap rate: 15.23%
• Cash-on-cash: 31.91%
• DSCR: 2.42
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $94,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
928 S 2nd St	0.15mi	3/2.0	1,108 (-3%)	7mo	$162,900	$147	78
926 S 9th St	0.59mi	3/1.5	1,122 (-2%)	4mo	$115,000	$102	64
502 S 9 St	0.60mi	3/1.0	1,224 (+7%)	1mo	$85,000	$69	59
420 W Minnesota Ave	0.30mi	2/2.0 (-1)	1,248 (+9%)	3mo	$44,500	$36	59
420 W Colorado Ave	0.43mi	2/1.0 (-1)	1,238 (+8%)	4mo	$75,000	$61	58
1127 S 10th St	0.68mi	2/1.5 (-1)	1,162 (+2%)	2mo	$105,000	$90	57
909 W Minnesota Ave	0.61mi	2/1.0 (-1)	1,108 (-3%)	7mo	$50,000	$45	55
319 S 9th St	0.64mi	2/1.0 (-1)	1,060 (-7%)	2mo	$65,000	$61	52
1005 W Washington Ave	0.67mi	3/1.0	1,244 (+9%)	3mo	$50,000	$40	51
910 S 6th St	0.35mi	2/1.0 (-1)	1,298 (+14%)	8mo	$108,000	$83	49
520 W Virginia Ave	0.64mi	2/2.0 (-1)	1,092 (-4%)	8mo	$97,000	$89	47
904 W Minnesota Ave	0.62mi	2/2.0 (-1)	1,307 (+14%)	5mo	$181,400	$139	34

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: 18.4%
• Equity multiple: 1.75×
• Total profit: $15,685
• Equity at exit: $11,183

10-year hold

• IRR: 26.8%
• Equity multiple: 3.37×
• Total profit: $49,668
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$393
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$31
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $436

Break-even live

Break-even rent $737

Max offer price $75,000

Occupancy floor 61%

Sensitivity live

Price	-10% $479	-5% $457	+0% $436	+5% $415	+10% $394
Rent	-10% $334	-5% $385	+0% $436	+5% $487	+10% $538
Rate	-1.0pp $474	-0.5pp $455	base $436	+0.5pp $417	+1.0pp $397

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
816 S 2nd St Chickasha, OK	3.0	2.0	1047	$1,100	$1.05	2d	1	0.03mi
509 W Oregon Ave Chickasha, OK	2.0	2.0	900	$1,200	$1.33	2d	1	0.26mi
519 W Minnesota Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	2d	1	0.34mi
1315 S Sheppard St Chickasha, OK	2.0	2.0	864	$1,250	$1.45	4d	1	0.42mi
641 Marlin Ct Chickasha, OK	2.0–3.0	2.0	1300	$1,595	$1.23	2d	3	0.61mi
607 W Wisconsin Ave Chickasha, OK	3.0	2.0	1270	$1,395	$1.10	11d	1	0.88mi
1024 S 13th St Chickasha, OK	2.0	2.0	1265	$925	$0.73	11d	1	0.90mi
1223 W Colorado Ave Chickasha, OK	2.0	2.0	864	$1,275	$1.48	2d	1	0.92mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	4d	1	0.97mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	24d	1	0.97mi
1008 S 14th St Chickasha, OK	3.0	2.0	1485	$1,395	$0.94	2d	1	0.98mi

Listing history 2 events

1. 2026-06-15
   remarks 51-char remark
2. 2026-06-15
   listed $75,000 Pending 1 DOM

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $675 · $56/mo
• Expected delta: +$252/yr (+$21/mo · 59.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AO · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,467
• − Mortgage interest: −$4,201
• − Property taxes: −$423
• − Insurance: −$1,843
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$2,182
• Taxable income: $4,344
• Est. tax owed @ 24.0%: −$1,043
• After-tax cash flow: $4,191/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

2 events — show timeline

• 2026-06-13 Pending — MLSOK
• 2026-06-12 Listed $75,000 MLSOK

Property tax history

+4.8%/yr

Latest (2025): $423 · +5.8% YoY. Source: county tax records.