3510 Carter SE · Ardmore, OK 73401

$82,500

2 bd · 1.0 ba · 750 sqft · SingleFamily public records · 63 Days on market

Built 1962 1.00 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property is being offered as a package with MLS#s 2613793 and 2618227. TOTAL COST FOR ALL 3 PROPERTIES $649,000 Charming and well-maintained frame home located on Carter Street in desirable South Ardmore. This cozy property offers comfortable living with a functional layout and has been nicely kept, making it a great investment or rental opportunity. Conveniently situated just 2 miles from I-35, 2 miles from downtown Ardmore, and adjacent to Lakecrest Casino property, providing easy access to shopping, dining, and entertainment. This property is being offered as part of a package deal along with an additional home and approximately 18 acres (more or less). See associated listing numb

Key facts

• 2 miles from i-35
• Growing area
• Rental opportunity

Tags

• 2 MILES FROM I-35
• 2 MILES FROM DOWNTOWN ARDMORE
• 1 MILE FROM LAKECREST CASINO
• INVESTMENT OPPORTUNITY
• RENTAL OPPORTUNITY
• GROWING AREA

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Septic tank sewer
• Home design: Single-story home; Faces west; Crawlspace foundation; Property type: not specified
• Construction: Vinyl siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Porch; Barbed wire fencing; Additional land available

Interior

• Kitchen: Built-in range; Built-in oven
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Casement windows; Laminate countertops; No additional interior features listed
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $78k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: schools F, crime F, amenities F.
• Plainview (rural): math 42% / reading 45% proficiency, ranked #6 of 270 in OK (top 2%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.4%/yr); 379 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 $570 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,550 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1962 — 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 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?
6. 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?
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: 1.36% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.57%
• DSCR: 1.78
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.38% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.58×
• Total profit: $13,330
• Equity at exit: $12,301

10-year hold

• IRR: 25.6%
• Equity multiple: 3.71×
• Total profit: $62,509
• Equity at exit: $7,133

Cash invested: $23,100 (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: 379
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $338

Break-even live

Break-even rent $692

Max offer price $82,500

Occupancy floor 65%

Sensitivity live

Price	-10% $385	-5% $362	+0% $338	+5% $315	+10% $292
Rent	-10% $250	-5% $294	+0% $338	+5% $382	+10% $427
Rate	-1.0pp $380	-0.5pp $359	base $338	+0.5pp $317	+1.0pp $295

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $82,500 Active 63 DOM
2. 2026-06-18
   days on market $82,500 Active 62 DOM
3. 2026-06-17
   days on market $82,500 Active 61 DOM
4. 2026-06-16
   days on market $82,500 Active 60 DOM
5. 2026-06-15
   days on market $82,500 Active 59 DOM
6. 2026-06-14
   days on market $82,500 Active 57 DOM
7. 2026-06-12
   days on market $82,500 Active 56 DOM
8. 2026-06-08
   days on market $82,500 Active 52 DOM
9. 2026-06-07
   days on market $82,500 Active 51 DOM
10. 2026-06-05
    days on market $82,500 Active 48 DOM
11. 2026-06-02
    days on market $82,500 Active 46 DOM
12. 2026-06-01
    days on market $82,500 Active 45 DOM
13. 2026-05-31
    days on market $82,500 Active 44 DOM
14. 2026-05-30
    days on market $82,500 Active 43 DOM
15. 2026-04-16
    listed $82,500 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: $955 · $80/mo
• Projected year-2 tax: $955 · $80/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,441
• − Mortgage interest: −$4,621
• − Property taxes: −$955
• − Insurance: −$412
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$2,400
• Taxable income: $2,901
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $3,363/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: Plainview
• NCES district ID: 4024240
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $60,801
• Composite: 38.42/100
• National rank: #4202
• State rank: #6 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

1 event — show timeline

• 2026-04-16 Listed $82,500 MLS Technology, Inc.

Property tax history

+16.4%/yr

Latest (2025): $955 · -0.6% YoY. Source: county tax records.