918 NW 6th St · Ardmore, OK 73401

$92,500

2 bd · 1.0 ba · 990 sqft · SingleFamily public records · 47 Days on market

Built 1945 6,970 sqft lot Est $127k · 27% 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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Rent growth +4.3/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Siding and flooring has been repaired! Well-maintained 2-bedroom, 1-bath home offering approximately 990sqft of living space. This all-electric property was updated in 2022 and includes important improvements such as an updated HVAC system(2022) and water heater(2022), providing added efficiency and reliability. The interior offers a functional layout with comfortable living and dining areas, along with well-proportioned bedrooms and practical storage throughout. The kitchen provides ample cabinet space and easy access to the main living areas, supporting everyday convenience. Situated in an established area, the property is conveniently located near shopping, dining, and the hospital, offe

Key facts

• Covered parking
• Updated hvac system
• Updated water heater

Tags

• UPDATED HVAC SYSTEM
• UPDATED WATER HEATER
• AMPLE CABINET SPACE
• COVERED PARKING

Property features AI

Finance

• Other: Homestead exemption claimed
• Financial info: Accepts cash and conventional offers; Loan qualification allowed; Assumable loans not available
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking
• Security: No storm shelter
• Utilities: Cable available; Electricity available; High-speed internet available; Public utilities
• Home design: Single-family residence; One level; Faces north; Existing property
• Construction: Composition roof; Other construction materials; Built on conventional foundation
• Exterior features: Chain link fencing; No additional exterior features listed; Infill lot

Interior

• Kitchen: Free-standing electric range and oven
• Bedrooms: 2 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heat
• Interior features: Vinyl flooring; Water heater; No fireplace
• Laundry & utility: Conventional foundation utilities

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.6% in Ardmore — 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 58/100 on livability (#447 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Ardmore (town): math 12% / reading 15% proficiency, ranked #241 of 270 in OK (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Charles Evans Es (math 17% / reading 23%, grade F, #469 of 845 statewide, top 56%, 398 students, 0% FRL); Ardmore Hs (math 12% / reading 17%, grade F, #348 of 447 statewide, top 79%, 751 students, 0% FRL) — zoned schools average 0% FRL vs 73% district-wide (73 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.4%/yr); 381 active listings in the ZIP; 73 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $640 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Carter County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $92k implies a 429% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,725 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1945 — 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 F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.27% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.39%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $126,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1218 G St NW	0.47mi	2/1.0	1,000 (+1%)	7mo	$90,000	$90	71
1301 9th Ave NW	0.37mi	2/2.0	960 (-3%)	4mo	$144,900	$151	70
21 M St SW	0.49mi	3/1.0 (+1)	1,025 (+4%)	7mo	$142,500	$139	61
818 Northwest Blvd	0.61mi	2/1.0	928 (-6%)	3mo	$114,900	$124	58
607 3rd NW	0.35mi	3/1.0 (+1)	1,096 (+11%)	7mo	$80,000	$73	54
703 15th Ave NW	0.71mi	2/1.0	1,020 (+3%)	11mo	$64,000	$63	52
1602 8th NW	0.51mi	3/1.5 (+1)	1,104 (+12%)	3mo	$100,000	$91	48
230 13th Ave NW	0.74mi	2/1.0	888 (-10%)	2mo	$32,000	$36	47
1609 Tower Dr	0.50mi	2/1.0	864 (-13%)	13mo	$124,900	$145	45
1412 Healdton Blvd	0.57mi	3/1.0 (+1)	1,124 (+14%)	2mo	$144,300	$128	44
16 Q St SW	0.67mi	3/2.0 (+1)	1,045 (+6%)	11mo	$155,000	$148	41
1604 9th Ave NW	0.54mi	3/2.0 (+1)	1,133 (+14%)	10mo	$161,500	$143	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 · 7.38% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.50×
• Total profit: $12,914
• Equity at exit: $13,792

10-year hold

• IRR: 24.0%
• Equity multiple: 3.49×
• Total profit: $64,384
• Equity at exit: $7,998

Cash invested: $25,900 (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 73401

• Home prices YoY: -21.7%
• Rents YoY: 7.4%
• Active inventory: 381
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $354

Break-even live

Break-even rent $724

Max offer price $92,500

Occupancy floor 65%

Sensitivity live

Price	-10% $406	-5% $380	+0% $354	+5% $328	+10% $301
Rent	-10% $261	-5% $308	+0% $354	+5% $400	+10% $446
Rate	-1.0pp $400	-0.5pp $377	base $354	+0.5pp $330	+1.0pp $305

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $92,500 Active 47 DOM
2. 2026-06-19
   days on market $92,500 Active 45 DOM
3. 2026-06-18
   days on market $92,500 Active 44 DOM
4. 2026-06-17
   days on market $92,500 Active 43 DOM
5. 2026-06-16
   days on market $92,500 Active 42 DOM
6. 2026-06-15
   days on market $92,500 Active 41 DOM
7. 2026-06-14
   days on market $92,500 Active 39 DOM
8. 2026-06-12
   days on market $92,500 Active 38 DOM
9. 2026-06-09
   days on market $92,500 Active 35 DOM
10. 2026-06-08
    days on market $92,500 Active 34 DOM
11. 2026-06-07
    pricedays on market $92,500 Active 33 DOM
12. 2026-06-05
    days on market $95,000 Active 30 DOM
13. 2026-06-03
    days on market $95,000 Active 29 DOM
14. 2026-06-02
    days on market $95,000 Active 28 DOM
15. 2026-06-01
    days on market $95,000 Active 27 DOM
16. 2026-05-31
    days on market $95,000 Active 26 DOM
17. 2026-05-30
    days on market $95,000 Active 25 DOM
18. 2026-05-05
    listed $95,000 Active
19. 2004-03-25
    soldstatus $17,500

ⓘ 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: $578 · $48/mo
• Projected year-2 tax: $832 · $69/mo
• Expected delta: +$254/yr (+$21/mo · 44.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,060
• − Mortgage interest: −$5,181
• − Property taxes: −$578
• − Insurance: −$462
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$2,691
• Taxable income: $2,897
• Est. tax owed @ 24.0%: −$695
• After-tax cash flow: $3,550/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: Ardmore
• NCES district ID: 4003180
• Math proficiency: 12% ▼ -7.00%
• Reading proficiency: 15% ▼ -6.00%
• Median HH income: $35,194
• Composite: 11.1/100
• National rank: #9733
• State rank: #241 of 270 in OK

Livability — Ardmore

• Score: 58/100
• State rank: #447
• US rank: #21387

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ardmore, OK
• County: Carter County · 36,833 people
• City population: 36,833
• Metro: Ardmore, OK
• Population (ZIP): 36,833
• Household income: $61,989
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 1026.0

Population outlook (Carter County) Hauer SSP2

• Today (2025): 50,892 people
• By 2030: 51,913 · +2.0%
• By 2040: 53,857 · +5.8%
• By 2050: 55,604 · +9.3%
• By 2075: 60,670 · +19.2%
• By 2100: 62,366 · +22.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Two or more races 14% Hispanic / Latino 9% Native American 8% Black 7% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+54.7) · D 21.9% · R 76.7% · Other 1.4%
• 2008→2024 swing: -14.2pp toward R · 2008: -40.5pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.5 2016: R+52.6 2012: R+42.7 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.93%
• Current HPI: 269.7381
• Rent YoY: ▲ 7.38%
• Metro: Ardmore, 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

+442.9% since first listed

2 events — show timeline

• 2026-05-05 Listed $95,000 MLSOK
• 2004-03-25 Sold (Public Records) $17,500 Public Records

Property tax history

+10.9%/yr

Latest (2025): $578 · -2.0% YoY. Source: county tax records.