706 Elizabeth Dr · Ardmore, OK 73401

$174,900

3 bd · 2.0 ba · 1,297 sqft · SingleFamily public records · 21 Days on market

Built 1951 7,841 sqft lot Est $157k · 11% over

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Why this score? — see what drove the D- 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 +16.2/30.0
• DSCR +5.0/10.0
• Rent growth +4.3/5.0
• 1% rule +3.1/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

A nicely updated 3-bedroom, 2-bath home with a fresh, modern feel throughout. The interior features a beautiful paint palette paired with granite countertops and a large granite island that anchors the kitchen. The kitchen also includes stainless-steel appliances, including the refrigerator. The floor plan offers the convenience of a true second full bathroom, a valuable upgrade in this area. Outside, the property includes a large concrete double driveway, providing plenty of parking and an elevated curb appeal. A clean, move-in-ready home with thoughtful upgrades in a convenient Ardmore location.

Key facts

• Large granite island
• Granite countertops
• Elevated curb appeal

Tags

• GRANITE COUNTERTOPS
• LARGE GRANITE ISLAND
• STAINLESS STEEL APPLIANCES
• TRUE SECOND FULL BATHROOM
• LARGE CONCRETE DOUBLE DRIVEWAY
• ELEVATED CURB APPEAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (18.9% below list).
• Recommended offer: $142k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 Ms (math 7% / reading 12%, grade F, #299 of 345 statewide, top 88%, 498 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); 382 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $141,813 (18.9% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $156,937
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Elizabeth	0.03mi	3/1.0	1,232 (-5%)	4mo	$165,000	$134	83
923 Maxwell St	0.40mi	3/1.0	1,304 (+0%)	2mo	$169,900	$130	75
510 Campbell	0.27mi	4/2.0 (+1)	1,340 (+3%)	3mo	$157,000	$117	75
1412 Healdton Blvd	0.10mi	3/1.0	1,124 (-13%)	2mo	$144,300	$128	67
1115 Harris St	0.29mi	2/2.0 (-1)	1,180 (-9%)	4mo	$128,000	$108	63
703 Campbell	0.17mi	3/1.0	1,104 (-15%)	4mo	$139,000	$126	60
1817 Comanche	0.55mi	3/1.0	1,224 (-6%)	2mo	$147,500	$121	59
1908 Choctaw Ave	0.61mi	3/1.5	1,194 (-8%)	2mo	$142,500	$119	55
408 NW 11th St	0.46mi	2/1.0 (-1)	1,194 (-8%)	1mo	$140,000	$117	55
1618 Mount Washington St	0.62mi	2/1.0 (-1)	1,248 (-4%)	2mo	$120,000	$96	54
801 B St NW	0.73mi	2/1.0 (-1)	1,320 (+2%)	4mo	$127,500	$97	50
321 Ash St	0.72mi	4/2.0 (+1)	1,412 (+9%)	1mo	$205,000	$145	46

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: -8.6%
• Equity multiple: 0.67×
• Total profit: $-16,077
• Equity at exit: $26,078

10-year hold

• IRR: 5.3%
• Equity multiple: 1.46×
• Total profit: $22,455
• Equity at exit: $15,122

Cash invested: $48,972 (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: 382
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $92

Break-even live

Break-even rent $1,302

Max offer price $174,900

Occupancy floor 89%

Sensitivity live

Price	-10% $191	-5% $141	+0% $92	+5% $42	+10% $-8
Rent	-10% $-21	-5% $35	+0% $92	+5% $148	+10% $204
Rate	-1.0pp $180	-0.5pp $136	base $92	+0.5pp $46	+1.0pp $0

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $174,900 Active 21 DOM
2. 2026-06-21
   days on market $174,900 Active 20 DOM
3. 2026-06-19
   days on market $174,900 Active 18 DOM
4. 2026-06-18
   days on market $174,900 Active 17 DOM
5. 2026-06-17
   days on market $174,900 Active 16 DOM
6. 2026-06-16
   days on market $174,900 Active 15 DOM
7. 2026-06-15
   days on market $174,900 Active 14 DOM
8. 2026-06-14
   days on market $174,900 Active 12 DOM
9. 2026-06-12
   days on market $174,900 Active 11 DOM
10. 2026-06-09
    days on market $174,900 Active 8 DOM
11. 2026-06-08
    days on market $174,900 Active 7 DOM
12. 2026-06-07
    days on market $174,900 Active 6 DOM
13. 2026-06-05
    days on market $174,900 Active 3 DOM
14. 2026-06-03
    days on market $174,900 Active 2 DOM
15. 2026-06-01
    remarks 604-char remark
16. 2026-06-01
    pricedays on marketlisting id $174,900 Active 1 DOM
17. 2026-05-31
    days on market $175,000 Active 19 DOM
18. 2026-05-30
    days on market $175,000 Active 18 DOM
19. 2026-05-12
    listed $175,000 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: $465 · $39/mo
• Projected year-2 tax: $1,574 · $131/mo
• Expected delta: +$1,109/yr (+$92/mo · 238.5%)

ⓘ 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: $17,018
• − Mortgage interest: −$9,797
• − Property taxes: −$465
• − Insurance: −$874
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$5,088
• Taxable loss: −$1,930
• Est. tax savings @ 24.0%: +$463
• After-tax cash flow: $1,561/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

1 event — show timeline

• 2026-05-12 Listed $175,000 FSBO.com

Property tax history

+6.3%/yr

Latest (2025): $465 · +3.8% YoY. Source: county tax records.