1124 W Missouri Ave · Chickasha, OK 73018

$85,000

3 bd · 2.0 ba · 1,278 sqft · SingleFamily public records · 248 Days on market

Built 1928 9,801 sqft lot Est $115k · 26% under

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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

HUGE PRICE DROP!!!! Priced to sell Full of Character and Comfort in a Beautiful Growing Town This delightful older home is filled with warmth, charm, and thoughtful details throughout. The spacious kitchen welcomes you with rich wood countertops, a built-in hutch, and plenty of storage—plus a cozy dining nook with a built-in bench that’s perfect for morning coffee or family meals. With two laundry areas, daily life runs smoothly and effortlessly. Step outside to find beautiful landscaping surrounding the home, a large storage building, and a separate parking shed with its own storage area—ideal for hobbies, tools, or extra space to stay organized. Practical updates bring

Key facts

• Two laundry areas
• Spacious kitchen
• Built-in hutch

Tags

• SPACIOUS KITCHEN
• RICH WOOD COUNTERTOPS
• BUILT-IN HUTCH
• COZY DINING NOOK
• TWO LAUNDRY AREAS
• BEAUTIFUL LANDSCAPING

Property features AI

Finance

• Other: Homestead exemption applied
• Financial info: Financing options include Conventional, FHA/VA, and Rural Housing Services; Not assumable; Loan qualification available
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Public utilities
• Home design: Single family residence; One level; Faces south; Residential property
• Construction: Frame construction with vinyl siding; Composition roof (replaced/updated 2023); Conventional foundation; Existing property
• Exterior features: Covered porch; Outbuildings; Storage

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Built-in gas range and oven
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Programmable thermostat; Storm windows
• Interior features: Ceiling fan(s); Instant hot water
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: Grand Avenue Es (math 40% / reading 31%, grade F, #165 of 845 statewide, top 20%, 490 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: 205 active listings in the ZIP; 12 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 1.50% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.50%
• DSCR: 2.05
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $115,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 W Washington Ave	0.14mi	3/1.0	1,244 (-3%)	3mo	$50,000	$40	82
1303 S 9th St	0.23mi	3/1.5	1,360 (+6%)	1mo	$146,000	$107	76
1008 S 6th St	0.41mi	3/1.5	1,330 (+4%)	1mo	$135,000	$102	71
1127 S 10th St	0.12mi	2/1.5 (-1)	1,162 (-9%)	2mo	$105,000	$90	71
1813 W Dakota Ave	0.64mi	3/2.0	1,292 (+1%)	0mo	$174,000	$135	68
926 S 9th St	0.22mi	3/1.5	1,122 (-12%)	4mo	$115,000	$102	64
502 S 9 St	0.51mi	3/1.0	1,224 (-4%)	1mo	$85,000	$69	64
709 W Alabama Ave	0.51mi	3/2.0	1,118 (-12%)	1mo	$125,000	$112	55
420 W Minnesota Ave	0.75mi	2/2.0 (-1)	1,248 (-2%)	3mo	$44,500	$36	54
1219 W Colorado Ave	0.64mi	3/1.5	1,144 (-10%)	4mo	$65,500	$57	47
1012 Grand Ter	0.70mi	3/1.0	1,138 (-11%)	1mo	$70,000	$62	44
1619 W Iowa Ave	0.67mi	2/1.0 (-1)	1,156 (-10%)	0mo	$60,000	$52	43

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: 16.6%
• Equity multiple: 1.67×
• Total profit: $15,900
• Equity at exit: $12,674

10-year hold

• IRR: 25.1%
• Equity multiple: 3.19×
• Total profit: $52,026
• Equity at exit: $7,349

Cash invested: $23,800 (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: 205
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$446
• Tax from tax record: −$58 /mo · $702/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $466

Break-even live

Break-even rent $683

Max offer price $85,000

Occupancy floor 58%

Sensitivity live

Price	-10% $514	-5% $490	+0% $466	+5% $442	+10% $418
Rent	-10% $365	-5% $416	+0% $466	+5% $516	+10% $567
Rate	-1.0pp $509	-0.5pp $488	base $466	+0.5pp $444	+1.0pp $422

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1024 S 13th St Chickasha, OK	2.0	2.0	1265	$925	$0.73	11d	1	0.17mi
1008 S 14th St Chickasha, OK	3.0	2.0	1485	$1,395	$0.94	3d	1	0.26mi
509 W Oregon Ave Chickasha, OK	2.0	2.0	900	$1,200	$1.33	3d	1	0.55mi
607 W Wisconsin Ave Chickasha, OK	3.0	2.0	1270	$1,395	$1.10	11d	1	0.66mi
519 W Minnesota Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	3d	1	0.68mi
816 S 2nd St Chickasha, OK	3.0	2.0	1047	$1,100	$1.05	3d	1	0.76mi
3507 W Mississippi Ave Chickasha, OK	4.0	2.0	1240	$1,474	$1.19	3d	1	1.02mi
2220 W Utah Ave Unit 2220 Chickasha, OK	2.0	1.0	910	$1,055	$1.16	3d	1	1.03mi
2226 W Utah Ave Chickasha, OK	2.0	1.0	1000	$1,055	$1.05	15d	1	1.05mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	4d	1	1.12mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	25d	1	1.12mi
641 Marlin Ct Chickasha, OK	2.0–3.0	2.0	1300	$1,595	$1.23	3d	3	1.40mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $85,000 Pending 248 DOM
2. 2026-06-09
   days on market $85,000 Active 247 DOM
3. 2026-06-08
   days on market $85,000 Active 246 DOM
4. 2026-06-07
   pricedays on market $85,000 Active 245 DOM
5. 2026-06-05
   days on market $120,000 Active 242 DOM
6. 2026-06-03
   days on market $120,000 Active 241 DOM
7. 2026-06-02
   days on market $120,000 Active 240 DOM
8. 2026-06-01
   days on market $120,000 Active 239 DOM
9. 2026-05-31
   days on market $120,000 Active 238 DOM
10. 2026-05-15
    price $120,000
11. 2026-02-13
    price $140,000
12. 2025-10-05
    listed $150,000 Active
13. 2012-09-28
    soldstatus $75,000
14. 1998-10-06
    soldstatus $49,500

ⓘ 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: $702 · $58/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$63/yr (+$5/mo · 9.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $15,277
• − Mortgage interest: −$4,761
• − Property taxes: −$702
• − Insurance: −$425
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$2,473
• Taxable income: $4,471
• Est. tax owed @ 24.0%: −$1,073
• After-tax cash flow: $4,520/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

+142.4% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $120,000 MLSOK
• 2026-02-13 Price Changed $140,000 MLSOK
• 2025-10-05 Listed $150,000 MLSOK
• 2012-09-28 Sold (Public Records) $75,000 Public Records
• 1998-10-06 Sold (Public Records) $49,500 Public Records

Property tax history

-1.0%/yr

Latest (2025): $702 · +0.6% YoY. Source: county tax records.