723 Maxwell St · Ardmore, OK 73401

$113,400

2 bd · 1.0 ba · 808 sqft · SingleFamily public records · 79 Days on market

Built 1945 9,148 sqft lot Est $111k · at est. ↓ 8% since listing

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Why this score? — see what drove the C- 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 +21.3/30.0
• DSCR +6.8/10.0
• ARV discount +6.4/15.0
• 1% rule +5.1/10.0
• 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 MLS

Quaint home with great curb appeal within walking distance of shopping, medical facilities and restaurants. Perfect for any medical person or anyone working in retail. Hardwood floors, carpet in living room (may have wood floors under carpet, 2024 vinyl flooring in kitchen and entrance. Refrigerator, stove and dishwasher included in kitchen. Bath refurbished a year or so ago to include lots of storage and wonderful walk-in shower with glass doors. Large fenced-in back yard with storage building and mature tree. Front yard has nice shade tree, sidewalk, handicapped & step entry. One car attached garage with shelves, storage and washer and dryer included. 2024 new paint throughout house. Very SELLER IS OFFERING A $1,000 BONUS FOR A NEW GARAGE DOOR OR WHATEVER THE BUYER DESIRES. SELLER BELIEVES PROPERTY IS IN GOOD CONDITION. SHOULD ANY OTHER REPAIRS BE NEEDED BUYER WILL BE RESPONSIBLE. AS OF 01-23-24 PROPERTY IS BEING SOLD IN "AS IS" CONDITION.

Key facts

• Repaired sewer line
• New flooring
• Tile backsplash

Tags

• ACCESSIBLE ENTRY
• NEW KITCHEN COUNTERTOPS
• TILE BACKSPLASH
• UPDATED LIGHT FIXTURES
• NEW FLOORING
• REPAIRED SEWER LINE

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces south; Handicap access
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Built per public records
• Exterior features: Porch; Chain-link fencing; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Gas water heater
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl windows; Accessible approach with ramp; Laminate counters; Gas range connection
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $107k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 $784 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $113k implies a 141% 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: 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 $106,596 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1945 — 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: 1.01% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.31%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $110,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Ash St	0.11mi	2/1.0	880 (+9%)	7mo	$118,000	$134	74
703 Cherry St	0.24mi	2/1.0	840 (+4%)	10mo	$94,764	$113	74
711 Cherry	0.23mi	2/1.0	872 (+8%)	7mo	$133,500	$153	70
1406 Healdton	0.43mi	2/1.0	816 (+1%)	20mo	$115,000	$141	62
1010 NW Burch	0.31mi	2/2.0	864 (+7%)	18mo	$142,000	$164	55
818 Northwest Blvd	0.38mi	2/1.0	928 (+15%)	3mo	$114,900	$124	55
1216 11th Ave NW	0.73mi	2/2.0	840 (+4%)	2mo	$135,000	$161	54
709 11th NW	0.62mi	2/1.0	828 (+2%)	18mo	$100,000	$121	52
414 Locust	0.70mi	3/1.0 (+1)	864 (+7%)	0mo	$118,000	$137	51
421 Elm	0.53mi	3/1.5 (+1)	926 (+15%)	2mo	$132,000	$143	42
1408 Holt	0.75mi	2/1.0	883 (+9%)	13mo	$88,000	$100	39
1603 Knox Rd	0.71mi	2/1.0	928 (+15%)	21mo	$90,000	$97	24

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,465
• Equity at exit: $16,908

10-year hold

• IRR: 11.8%
• Equity multiple: 2.11×
• Total profit: $35,245
• Equity at exit: $9,805

Cash invested: $31,752 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$595
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $167

Break-even live

Break-even rent $937

Max offer price $113,400

Occupancy floor 80%

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: $28,350
• Closing costs: $3,402
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $113,400 Active 79 DOM
2. 2026-06-18
   days on market $113,400 Active 78 DOM
3. 2026-06-17
   days on market $113,400 Active 77 DOM
4. 2026-06-16
   days on market $113,400 Active 76 DOM
5. 2026-06-15
   days on market $113,400 Active 75 DOM
6. 2026-06-14
   days on market $113,400 Active 73 DOM
7. 2026-06-12
   pricedays on market $113,400 Active 72 DOM
8. 2026-06-09
   days on market $114,900 Active 69 DOM
9. 2026-06-08
   days on market $114,900 Active 68 DOM
10. 2026-06-07
    days on market $114,900 Active 67 DOM
11. 2026-06-05
    days on market $114,900 Active 64 DOM
12. 2026-06-03
    days on market $114,900 Active 63 DOM
13. 2026-06-02
    days on market $114,900 Active 62 DOM
14. 2026-06-01
    days on market $114,900 Active 61 DOM
15. 2026-05-31
    days on market $114,900 Active 60 DOM
16. 2026-05-30
    days on market $114,900 Active 59 DOM
17. 2026-05-15
    price $114,900
18. 2026-04-01
    listed $120,000 Active
19. 2026-03-20
    soldstatus $47,000
20. 2026-03-17
    historical
21. 2026-01-07
    price $115,000
22. 2025-11-09
    listed $121,500 Active
23. 2024-04-25
    soldstatus $114,667
24. 2024-04-17
    soldstatus $115,000 Closed 975-char remark

    Show marketing remark (975 chars)

    Quaint home with great curb appeal within walking distance of shopping, medical facilities and restaurants. Perfect for any medical person or anyone working in retail. Hardwood floors, carpet in living room (may have wood floors under carpet, 2024 vinyl flooring in kitchen and entrance. Refrigerator, stove and dishwasher included in kitchen. Bath refurbished a year or so ago to include lots of storage and wonderful walk-in shower with glass doors. Large fenced-in back yard with storage building and mature tree. Front yard has nice shade tree, sidewalk, handicapped & step entry. One car attached garage with shelves, storage and washer and dryer included. 2024 new paint throughout house. Very SELLER IS OFFERING A $1,000 BONUS FOR A NEW GARAGE DOOR OR WHATEVER THE BUYER DESIRES. SELLER BELIEVES PROPERTY IS IN GOOD CONDITION. SHOULD ANY OTHER REPAIRS BE NEEDED BUYER WILL BE RESPONSIBLE. AS OF 01-23-24 PROPERTY IS BEING SOLD IN "AS IS" CONDITION.

25. 2024-02-27
    status Pending 975-char remark

    Show marketing remark (975 chars)

    Quaint home with great curb appeal within walking distance of shopping, medical facilities and restaurants. Perfect for any medical person or anyone working in retail. Hardwood floors, carpet in living room (may have wood floors under carpet, 2024 vinyl flooring in kitchen and entrance. Refrigerator, stove and dishwasher included in kitchen. Bath refurbished a year or so ago to include lots of storage and wonderful walk-in shower with glass doors. Large fenced-in back yard with storage building and mature tree. Front yard has nice shade tree, sidewalk, handicapped & step entry. One car attached garage with shelves, storage and washer and dryer included. 2024 new paint throughout house. Very SELLER IS OFFERING A $1,000 BONUS FOR A NEW GARAGE DOOR OR WHATEVER THE BUYER DESIRES. SELLER BELIEVES PROPERTY IS IN GOOD CONDITION. SHOULD ANY OTHER REPAIRS BE NEEDED BUYER WILL BE RESPONSIBLE. AS OF 01-23-24 PROPERTY IS BEING SOLD IN "AS IS" CONDITION.

26. 2024-01-23
    listed $115,000 Active 975-char remark

    Show marketing remark (975 chars)

    Quaint home with great curb appeal within walking distance of shopping, medical facilities and restaurants. Perfect for any medical person or anyone working in retail. Hardwood floors, carpet in living room (may have wood floors under carpet, 2024 vinyl flooring in kitchen and entrance. Refrigerator, stove and dishwasher included in kitchen. Bath refurbished a year or so ago to include lots of storage and wonderful walk-in shower with glass doors. Large fenced-in back yard with storage building and mature tree. Front yard has nice shade tree, sidewalk, handicapped & step entry. One car attached garage with shelves, storage and washer and dryer included. 2024 new paint throughout house. Very SELLER IS OFFERING A $1,000 BONUS FOR A NEW GARAGE DOOR OR WHATEVER THE BUYER DESIRES. SELLER BELIEVES PROPERTY IS IN GOOD CONDITION. SHOULD ANY OTHER REPAIRS BE NEEDED BUYER WILL BE RESPONSIBLE. AS OF 01-23-24 PROPERTY IS BEING SOLD IN "AS IS" CONDITION.

27. 2024-01-15
    historical
28. 2023-12-17
    price $119,000
29. 2023-12-04
    listed $124,500 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: $1,178 · $98/mo
• Projected year-2 tax: $1,178 · $98/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $13,779
• − Mortgage interest: −$6,352
• − Property taxes: −$1,178
• − Insurance: −$567
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$3,299
• Taxable income: $178
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $1,961/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

-7.7% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $114,900 MLS Technology, Inc.
• 2026-04-01 Listed $120,000 MLS Technology, Inc.
• 2026-03-20 Sold (Public Records) $47,000 Public Records
• 2026-03-17 Listing Removed — MLS Technology, Inc.
• 2026-01-07 Price Changed $115,000 MLS Technology, Inc.
• 2025-11-09 Listed $121,500 MLS Technology, Inc.
• 2024-04-25 Sold (Public Records) $114,667 Public Records
• 2024-04-17 Sold (MLS) $115,000 MLS Technology, Inc.
• 2024-02-27 Pending — MLS Technology, Inc.
• 2024-01-23 Listed $115,000 MLS Technology, Inc.
• 2024-01-15 Listing Removed — MLS Technology, Inc.
• 2023-12-17 Price Changed $119,000 MLS Technology, Inc.
• 2023-12-04 Listed $124,500 MLS Technology, Inc.

Property tax history

+18.4%/yr

Latest (2025): $1,178 · +22.3% YoY. Source: county tax records.