901 A St SE · Ardmore, OK 73401

$90,000

2 bd · 1.0 ba · 682 sqft · SingleFamily public records · 207 Days on market

Built 1932 0.29 ac lot Est $72k · 24% over

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Rent growth +4.3/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW! NEW! NEW! This cozy home has been updated literally from the ground upand comes on a double lot! With new piers on the foundation, new sub-floors and flooring, HVAC, water heater, roof and appliances!!! AND there is an updated kitchen and bathroom along with new plumbing and electrical! This would be a perfect starter home or a turn-key investment. Option to buy adjoining lot, which would give you a total of 2 vacant lots complete with utilities AND mobile homes are allowed!!

Key facts

• Storage shed
• Additional lot
• Enclosed patio

Tags

• ENCLOSED PATIO
• STORAGE SHED
• ADDITIONAL LOT

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces west; Crawlspace foundation
• Construction: Wood frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Enclosed patio; Patio; Shed(s); Additional land available

Interior

• Kitchen: Oven; Range
• Flooring: Plywood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Plywood and vinyl flooring; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 $622 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask is 9374% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $61k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1932 — 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 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 1932 — 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: 1.23% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.19%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $72,292
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 Hugo SE	0.12mi	2/1.0	728 (+7%)	0mo	$77,000	$106	83
104 13th SE	0.31mi	2/1.0	700 (+3%)	10mo	$100,000	$143	72
1021 Hugo SE	0.13mi	2/1.0	780 (+14%)	2mo	$85,000	$109	68
1203 Bailey SE	0.40mi	2/1.0	676 (-1%)	21mo	$10,500	$16	63
1202 Isabel St St	0.51mi	2/1.0	720 (+6%)	23mo	$120,000	$167	48
1100 Isabel St	0.52mi	2/1.0	768 (+13%)	10mo	$69,000	$90	46
1009 Hugo SE	0.10mi	3/1.0 (+1)	783 (+15%)	24mo	$59,500	$76	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: 9.1%
• Equity multiple: 1.38×
• Total profit: $9,500
• Equity at exit: $13,419

10-year hold

• IRR: 21.6%
• Equity multiple: 3.21×
• Total profit: $55,646
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$70 /mo · $846/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $298

Break-even live

Break-even rent $734

Max offer price $90,000

Occupancy floor 68%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $90,000 Active 207 DOM
2. 2026-06-18
   days on market $90,000 Active 206 DOM
3. 2026-06-17
   days on market $90,000 Active 205 DOM
4. 2026-06-16
   days on market $90,000 Active 204 DOM
5. 2026-06-15
   days on market $90,000 Active 203 DOM
6. 2026-06-14
   days on market $90,000 Active 201 DOM
7. 2026-06-12
   days on market $90,000 Active 200 DOM
8. 2026-06-09
   days on market $90,000 Active 197 DOM
9. 2026-06-08
   days on market $90,000 Active 196 DOM
10. 2026-06-07
    days on market $90,000 Active 195 DOM
11. 2026-06-05
    days on market $90,000 Active 192 DOM
12. 2026-06-03
    days on market $90,000 Active 191 DOM
13. 2026-06-02
    days on market $90,000 Active 190 DOM
14. 2026-06-01
    days on market $90,000 Active 189 DOM
15. 2026-05-31
    days on market $90,000 Active 188 DOM
16. 2026-05-30
    days on market $90,000 Active 187 DOM
17. 2026-03-21
    historical $950
18. 2026-01-06
    price $90,000
19. 2025-12-17
    listed $950
20. 2025-11-24
    listed $100,000 Active
21. 2019-05-31
    soldstatus $61,000 486-char remark

    Show marketing remark (486 chars)

    NEW! NEW! NEW! This cozy home has been updated literally from the ground upand comes on a double lot! With new piers on the foundation, new sub-floors and flooring, HVAC, water heater, roof and appliances!!! AND there is an updated kitchen and bathroom along with new plumbing and electrical! This would be a perfect starter home or a turn-key investment. Option to buy adjoining lot, which would give you a total of 2 vacant lots complete with utilities AND mobile homes are allowed!!

22. 2018-11-15
    listed $59,900 486-char remark

    Show marketing remark (486 chars)

    NEW! NEW! NEW! This cozy home has been updated literally from the ground upand comes on a double lot! With new piers on the foundation, new sub-floors and flooring, HVAC, water heater, roof and appliances!!! AND there is an updated kitchen and bathroom along with new plumbing and electrical! This would be a perfect starter home or a turn-key investment. Option to buy adjoining lot, which would give you a total of 2 vacant lots complete with utilities AND mobile homes are allowed!!

ⓘ 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: $846 · $70/mo
• Projected year-2 tax: $846 · $70/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 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: $13,336
• − Mortgage interest: −$5,041
• − Property taxes: −$846
• − Insurance: −$450
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$2,618
• Taxable income: $2,247
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $3,037/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

+50.3% since first listed

6 events — show timeline

• 2026-03-21 Rental Removed $950 APPFOLIO
• 2026-01-06 Price Changed $90,000 MLS Technology, Inc.
• 2025-12-17 Listed for Rent $950 APPFOLIO
• 2025-11-24 Listed $100,000 MLS Technology, Inc.
• 2019-05-31 Sold (MLS) $61,000 MLS Technology, Inc.
• 2018-11-15 Listed $59,900 MLS Technology, Inc.

Property tax history

+11.6%/yr

Latest (2025): $846 · -11.7% YoY. Source: county tax records.