332 I St SW · Ardmore, OK 73401

$159,900

3 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 225 Days on market

Built 1930 7,841 sqft lot Est $149k · 7% 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 +16.5/30.0
• DSCR +5.1/10.0
• ARV discount +4.3/15.0
• Rent growth +4.3/5.0
• 1% rule +3.9/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover this inviting 3-bedroom, 1-bath home offering 1,936 sq. ft. (per court house) of comfortable living space in one of Ardmore’s most sought-after neighborhoods. With beautiful wood floors and neutral colors, this property blends warmth and character with everyday convenience. Located in desirable SW Ardmore, it’s the perfect setting for families or anyone looking to enjoy a welcoming community and a home full of charm.

Key facts

• 7,841 sq ft lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Asphalt/fiberglass roof; Year built per public records
• Exterior features: Covered porch; Privacy fencing; Shed(s)

Interior

• Kitchen: Built-in range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Other interior features; Smoke detector(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $93 ($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 (11.4% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Will Rogers Es (352 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 225 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $57k; list at $160k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 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 1930 — 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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $149,372
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
518 Frisco Ln	0.25mi	3/1.5	1,392 (-0%)	2mo	$169,000	$121	84
526 H St SW	0.19mi	4/1.5 (+1)	1,373 (-2%)	5mo	$144,900	$106	78
324 D St SW	0.29mi	3/2.0	1,429 (+2%)	3mo	$179,000	$125	76
1006 Mclish	0.31mi	2/2.0 (-1)	1,366 (-2%)	8mo	$177,500	$130	66
1301 SW Bixby Ave	0.39mi	3/2.0	1,464 (+5%)	5mo	$155,000	$106	66
420 Wheeler St SW	0.16mi	3/1.0	1,220 (-13%)	7mo	$113,400	$93	66
134 SW G. St	0.23mi	3/2.0	1,530 (+10%)	8mo	$147,500	$96	63
912 P SW	0.52mi	3/2.0	1,356 (-3%)	9mo	$145,000	$107	60
1120 G St SW	0.62mi	3/2.0	1,426 (+2%)	7mo	$177,000	$124	57
1319 Bixby St	0.42mi	3/1.0	1,210 (-13%)	9mo	$114,900	$95	50
1712 5th Ave SW	0.62mi	2/2.0 (-1)	1,455 (+4%)	7mo	$228,000	$157	49
518 3rd Ave NW	0.65mi	2/1.0 (-1)	1,244 (-11%)	6mo	$89,000	$72	42

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: -7.9%
• Equity multiple: 0.70×
• Total profit: $-13,523
• Equity at exit: $23,842

10-year hold

• IRR: 6.3%
• Equity multiple: 1.56×
• Total profit: $24,984
• Equity at exit: $13,825

Cash invested: $44,772 (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: 382
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,416 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$121 /mo · $1,454/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $93

Break-even live

Break-even rent $1,299

Max offer price $159,900

Occupancy floor 88%

Sensitivity live

Price	-10% $183	-5% $138	+0% $93	+5% $47	+10% $2
Rent	-10% $-19	-5% $37	+0% $93	+5% $149	+10% $204
Rate	-1.0pp $173	-0.5pp $133	base $93	+0.5pp $51	+1.0pp $9

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $159,900 Active 225 DOM
2. 2026-06-21
   days on market $159,900 Active 224 DOM
3. 2026-06-19
   days on market $159,900 Active 222 DOM
4. 2026-06-18
   days on market $159,900 Active 221 DOM
5. 2026-06-17
   days on market $159,900 Active 220 DOM
6. 2026-06-16
   days on market $159,900 Active 219 DOM
7. 2026-06-15
   days on market $159,900 Active 218 DOM
8. 2026-06-14
   days on market $159,900 Active 216 DOM
9. 2026-06-12
   days on market $159,900 Active 215 DOM
10. 2026-06-09
    days on market $159,900 Active 212 DOM
11. 2026-06-08
    days on market $159,900 Active 211 DOM
12. 2026-06-07
    days on market $159,900 Active 210 DOM
13. 2026-06-05
    days on market $159,900 Active 207 DOM
14. 2026-06-03
    days on market $159,900 Active 206 DOM
15. 2026-06-02
    days on market $159,900 Active 205 DOM
16. 2026-06-01
    days on market $159,900 Active 204 DOM
17. 2026-05-31
    days on market $159,900 Active 203 DOM
18. 2026-05-30
    days on market $159,900 Active 202 DOM
19. 2026-04-17
    price $159,900
20. 2025-10-31
    listed $164,900 Active
21. 2018-08-01
    soldstatus $57,000
22. 2010-06-16
    soldstatus $95,000
23. 2007-04-17
    soldstatus $97,500

ⓘ 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: $1,454 · $121/mo
• Projected year-2 tax: $1,454 · $121/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 ≥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: $16,996
• − Mortgage interest: −$8,957
• − Property taxes: −$1,454
• − Insurance: −$800
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$4,652
• Taxable loss: −$1,585
• Est. tax savings @ 24.0%: +$380
• After-tax cash flow: $1,492/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

+64.0% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $159,900 MLS Technology, Inc.
• 2025-10-31 Listed $164,900 MLS Technology, Inc.
• 2018-08-01 Sold (Public Records) $57,000 Public Records
• 2010-06-16 Sold (Public Records) $95,000 Public Records
• 2007-04-17 Sold (Public Records) $97,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,454 · +5.1% YoY. Source: county tax records.