10 10th NW · Ardmore, OK 73401

$69,900

2 bd · 1.0 ba · 869 sqft · SingleFamily public records · 71 Days on market

Built 1940 0.52 ac lot Est $83k · 15% 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 +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Priced to sell, this . 52-acre lot with room to build a second structure! Perfect for dual-income, a shop, or redevelopment. This property offers great commercial potential and includes a house previously used as a rental. Buyer to confirm intended use with the city.

Key facts

• 0.52 acre lot
• Built 1940
• Listed 70 days

Property features AI

Finance

• Other: Lot measures approximately 0.516 acres
• Financial info: Tax details provided (not included per instructions)
• HOA & community: HOA information not provided

Exterior

• Parking: Parking details not provided
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces northeast; Crawlspace foundation
• Construction: Aluminum siding, vinyl siding, and wood frame construction; Asphalt fiberglass roof
• Exterior features: Partial fencing; No other exterior features listed

Interior

• Kitchen: Oven; Range
• Bedrooms: Bedroom count not specified
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating and cooling details not provided
• Interior features: No notable interior features listed
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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.
• 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.
• 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 $483 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 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 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: 1.65% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.18%
• DSCR: 2.25
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $82,555
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 13th Ave NW	0.31mi	2/1.0	888 (+2%)	2mo	$32,000	$36	81
113 10th Ave NE	0.20mi	2/1.0	938 (+8%)	3mo	$83,000	$88	75
1408 Holt	0.38mi	2/1.0	883 (+2%)	13mo	$88,000	$100	69
720 D St NW	0.32mi	2/1.0	792 (-9%)	10mo	$112,000	$141	62
821 E St SE	0.42mi	2/1.0	830 (-4%)	16mo	$70,000	$84	60
416 11th NW	0.39mi	2/1.0	933 (+7%)	21mo	$125,000	$134	52
716 G NW	0.63mi	2/1.0	800 (-8%)	12mo	$76,000	$95	48
1117 C St NE	0.31mi	2/1.0	982 (+13%)	23mo	$60,500	$62	45
1406 Healdton	0.74mi	2/1.0	816 (-6%)	20mo	$115,000	$141	39
1003 NE 8th Ave	0.66mi	3/1.5 (+1)	997 (+15%)	12mo	$19,500	$20	28

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: 27.1%
• Equity multiple: 2.19×
• Total profit: $23,244
• Equity at exit: $10,422

10-year hold

• IRR: 37.1%
• Equity multiple: 5.18×
• Total profit: $81,720
• Equity at exit: $6,044

Cash invested: $19,572 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $460

Break-even live

Break-even rent $569

Max offer price $69,900

Occupancy floor 55%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $69,900 Active 71 DOM
2. 2026-06-18
   days on market $69,900 Active 70 DOM
3. 2026-06-17
   days on market $69,900 Active 69 DOM
4. 2026-06-16
   days on market $69,900 Active 68 DOM
5. 2026-06-15
   days on market $69,900 Active 67 DOM
6. 2026-06-14
   days on market $69,900 Active 65 DOM
7. 2026-06-12
   days on market $69,900 Active 64 DOM
8. 2026-06-09
   days on market $69,900 Active 61 DOM
9. 2026-06-08
   days on market $69,900 Active 60 DOM
10. 2026-06-07
    days on market $69,900 Active 59 DOM
11. 2026-06-05
    days on market $69,900 Active 56 DOM
12. 2026-06-03
    days on market $69,900 Active 55 DOM
13. 2026-06-02
    days on market $69,900 Active 54 DOM
14. 2026-06-01
    days on market $69,900 Active 53 DOM
15. 2026-05-31
    days on market $69,900 Active 52 DOM
16. 2026-05-30
    days on market $69,900 Active 51 DOM
17. 2026-05-21
    price $69,900
18. 2026-04-09
    price $80,000
19. 2026-04-09
    listed $8,000 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: $647 · $54/mo
• Projected year-2 tax: $647 · $54/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 ≥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: $13,812
• − Mortgage interest: −$3,915
• − Property taxes: −$647
• − Insurance: −$350
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$2,033
• Taxable income: $4,657
• Est. tax owed @ 24.0%: −$1,118
• After-tax cash flow: $4,399/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

+773.8% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $69,900 MLS Technology, Inc.
• 2026-04-09 Price Changed $80,000 MLS Technology, Inc.
• 2026-04-09 Listed $8,000 MLS Technology, Inc.

Property tax history

+10.3%/yr

Latest (2025): $647 · +4.4% YoY. Source: county tax records.