602 C St SE · Ardmore, OK 73401

$109,900

4 bd · 2.0 ba · 2,052 sqft · SingleFamily public records · 157 Days on market

Built 1924 0.38 ac lot ↓ 8% 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• 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

Solid 1924 Home on Corner Lot Looking for your next flip? This 4 bedroom, 2 bath home built in 1924 sits on a desirable corner lot and offers the kind of solid construction and layout flippers love. Homes from this era were built to last, and this one has great bones ready for a transformation. The property will need a new roof and new carpet in the bedrooms, making it a perfect value-add project with clear, manageable updates. With the right renovations, this home has strong potential for a profitable resale or long-term hold. Plenty of space, classic character, and curb appeal potential make this an ideal project for investors ready to bring new life to a timeless property.

Key facts

• Solid construction
• New carpet
• Corner lot

Tags

• CORNER LOT
• SOLID CONSTRUCTION
• NEW ROOF
• NEW CARPET

Property features AI

Finance

• Financial info: No investor or income/expense details provided
• HOA & community: Sidewalks in the community

Exterior

• Parking: Concrete driveway (on-property parking)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Two-story property; Faces west; Crawlspace foundation
• Construction: Built from vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Covered patio

Interior

• Kitchen: Country-style kitchen; Dishwasher; Garbage disposal
• Bedrooms: Master bedroom on second floor; Additional bedrooms on second floor
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms (one hall bath with separate shower; one master bath with bathtub)
• Heating & cooling: Gas heating; Space heater; Window cooling unit(s)
• Interior features: Storm windows; Laminate countertops; No additional interior features listed
• Laundry & utility: Separate utility room located on the first floor; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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: 1.44% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.82%
• DSCR: 1.97
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $240,084
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 G St SW	0.63mi	4/2.0	1,911 (-7%)	2mo	$224,000	$117	58
224 C SW	0.60mi	3/2.0 (-1)	2,167 (+6%)	14mo	$50,000	$23	46
234 D SW	0.64mi	3/2.0 (-1)	2,203 (+7%)	22mo	$290,000	$132	34

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: 19.1%
• Equity multiple: 1.81×
• Total profit: $25,066
• Equity at exit: $16,386

10-year hold

• IRR: 30.1%
• Equity multiple: 4.26×
• Total profit: $100,237
• Equity at exit: $9,502

Cash invested: $30,772 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,577 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$64 /mo · $774/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $560

Break-even live

Break-even rent $869

Max offer price $109,900

Occupancy floor 60%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $109,900 Active 157 DOM
2. 2026-06-18
   days on market $109,900 Active 156 DOM
3. 2026-06-17
   days on market $109,900 Active 155 DOM
4. 2026-06-16
   days on market $109,900 Active 154 DOM
5. 2026-06-15
   days on market $109,900 Active 153 DOM
6. 2026-06-14
   days on market $109,900 Active 151 DOM
7. 2026-06-12
   days on market $109,900 Active 150 DOM
8. 2026-06-09
   days on market $109,900 Active 147 DOM
9. 2026-06-08
   days on market $109,900 Active 146 DOM
10. 2026-06-07
    days on market $109,900 Active 145 DOM
11. 2026-06-05
    days on market $109,900 Active 142 DOM
12. 2026-06-03
    days on market $109,900 Active 141 DOM
13. 2026-06-02
    days on market $109,900 Active 140 DOM
14. 2026-06-01
    days on market $109,900 Active 139 DOM
15. 2026-05-31
    days on market $109,900 Active 138 DOM
16. 2026-05-30
    days on market $109,900 Active 137 DOM
17. 2026-04-01
    price $109,900
18. 2026-01-12
    listed $119,900 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: $774 · $64/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$215/yr (+$18/mo · 27.8%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $18,929
• − Mortgage interest: −$6,156
• − Property taxes: −$774
• − Insurance: −$550
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$3,197
• Taxable income: $5,224
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $5,461/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

-8.3% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $109,900 MLS Technology, Inc.
• 2026-01-12 Listed $119,900 MLS Technology, Inc.

Property tax history

+3.3%/yr

Latest (2025): $774 · +3.5% YoY. Source: county tax records.