1025 S 5th St · Chickasha, OK 73018

$52,000

3 bd · 2.0 ba · 1,626 sqft · SingleFamily public records · 11 Days on market

Built 1950 8,250 sqft lot ↓ 46% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

This Chickasha home has one story.

Key facts

• 2nd living area
• Large driveway
• Carport

Tags

• 2ND LIVING AREA
• LARGE UTILITY ROOM
• SPACIOUS BACK YARD
• LARGE DRIVEWAY
• CARPORT

Property features AI

Finance

• Other: Vacant and available; Homestead not claimed
• Financial info: REO / bank-owned; Not assumable; Not eligible for loan qualification
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Utilities: No flood insurance required
• Home design: Single family residence; Split-level plan; Faces west
• Construction: Composition roof; Other construction materials; Conventional foundation; Existing property
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: In-law plan; Two living areas; Dining area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Cap rate 22.1% 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: Bill Wallace Ec Ctr (460 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: 203 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $360 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.65% ✓
• Cap rate: 22.05%
• Cash-on-cash: 56.28%
• DSCR: 3.50
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $160,974
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1119 S 5th St	0.07mi	2/1.5 (-1)	1,596 (-2%)	4mo	$120,000	$75	83
808 W Idaho Ave Ave	0.40mi	3/2.0	1,520 (-6%)	1mo	$177,300	$117	69
715 S 8th St	0.33mi	3/2.0	1,512 (-7%)	10mo	$172,000	$114	64
316 S 6th St	0.54mi	3/2.0	1,532 (-6%)	7mo	$50,000	$33	59
612 W Iowa Ave	0.52mi	4/2.0 (+1)	1,650 (+2%)	12mo	$198,000	$120	58
926 W Tennessee Ave	0.50mi	3/2.0	1,730 (+6%)	11mo	$130,000	$75	57
1414 S 11th St	0.57mi	3/2.0	1,552 (-5%)	13mo	$82,000	$53	55
1522 S 9th St	0.53mi	3/2.0	1,452 (-11%)	9mo	$115,000	$79	50
628 S 12th St	0.63mi	3/2.0	1,470 (-10%)	6mo	$172,000	$117	50
1717 S 6th St	0.52mi	3/1.0	1,457 (-10%)	11mo	$179,900	$123	46
818 W Minnesota Ave	0.53mi	3/2.0	1,857 (+14%)	11mo	$183,500	$99	42
1008 W Colorado St	0.74mi	2/1.0 (-1)	1,403 (-14%)	7mo	$47,500	$34	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.7%
• Equity multiple: 3.41×
• Total profit: $35,114
• Equity at exit: $7,753

10-year hold

• IRR: 59.8%
• Equity multiple: 6.96×
• Total profit: $86,778
• Equity at exit: $4,496

Cash invested: $14,560 (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: 203
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$273
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $683

Break-even live

Break-even rent $513

Max offer price $52,000

Occupancy floor 45%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 W Minnesota Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	1d	1	0.42mi
607 W Wisconsin Ave Chickasha, OK	3.0	2.0	1270	$1,395	$1.10	10d	1	0.62mi
1024 S 13th St Chickasha, OK	2.0	2.0	1265	$925	$0.73	10d	1	0.66mi
1008 S 14th St Chickasha, OK	3.0	2.0	1485	$1,395	$0.94	1d	1	0.74mi
641 Marlin Ct Chickasha, OK	2.0–3.0	2.0	1300	$1,595	$1.23	1d	3	0.90mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	3d	1	1.07mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	23d	1	1.07mi
3507 W Mississippi Ave Chickasha, OK	4.0	2.0	1240	$1,474	$1.19	1d	1	1.23mi
2730 Valley View Cir Chickasha, OK	2.0–3.0	2.0	1087	$1,495	$1.37	1d	3	1.42mi
2716 Valley View Dr Chickasha, OK	3.0	2.0	1242	$1,350	$1.09	1d	1	1.43mi

Listing history 7 events

1. 2026-05-18
   status Pending
2. 2026-05-07
   listed $52,000 Active
3. 2022-05-13
   soldstatus $120,000
4. 2022-04-25
   soldstatus $120,000 Sold 34-char remark

   Show marketing remark (34 chars)

   This Chickasha home has one story.

5. 2022-03-08
   status Pending 34-char remark

   Show marketing remark (34 chars)

   This Chickasha home has one story.

6. 2022-02-18
   listed $120,000 Active 34-char remark

   Show marketing remark (34 chars)

   This Chickasha home has one story.

7. 2021-10-14
   soldstatus $96,500

ⓘ 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: $1,327 · $111/mo
• Projected year-2 tax: $1,327 · $111/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,524
• − Mortgage interest: −$2,913
• − Property taxes: −$1,327
• − Insurance: −$260
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$1,513
• Taxable income: $7,867
• Est. tax owed @ 24.0%: −$1,888
• After-tax cash flow: $6,306/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

-46.1% since first listed

7 events — show timeline

• 2026-05-18 Pending — MLSOK
• 2026-05-07 Listed $52,000 MLSOK
• 2022-05-13 Sold (Public Records) $120,000 Public Records
• 2022-04-25 Sold (MLS) $120,000 MLSOK
• 2022-03-08 Pending — MLSOK
• 2022-02-18 Listed $120,000 MLSOK
• 2021-10-14 Sold (Public Records) $96,500 Public Records

Property tax history

+17.2%/yr

Latest (2025): $1,327 · +3.9% YoY. Source: county tax records.