912 Maxwell NW · Ardmore, OK 73401

$175,000

3 bd · 2.0 ba · 1,640 sqft · SingleFamily public records · 146 Days on market

Built 1955 0.27 ac lot Est $159k · 10% 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 +15.3/30.0
• DSCR +4.7/10.0
• Rent growth +4.3/5.0
• 1% rule +3.0/10.0
• ARV discount +3.0/15.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Warm and Welcoming! This well-maintained 3bd/2ba brick home is ready to be yours. New HVAC unit in 2025. Conveniently located just a couple of blocks from Charles Evans Elementary and Broadlawn Park, this location is just right. Open concept living/dining/kitchen has an excellent flow. Garage has been converted for an additional living space, home office or hobby room. There is an upright safe room underneath the carport for safety during stormy nights. Cozy up to the fireplace in the winter and enjoy the covered patio and beautiful backyard in the springtime! Call today to schedule your private showing.

Key facts

• Converted garage
• Covered patio
• New hvac unit

Tags

• NEW HVAC UNIT
• CONVERTED GARAGE
• UPRIGHT SAFE ROOM
• COVERED PATIO
• BEAUTIFUL BACKYARD

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 $63 ($756/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 $141k (19.5% below list).
• Recommended offer: $141k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 $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 146 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y 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: built in 1955 — 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 $140,823 (19.5% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.80% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $159,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 Maxwell NW	0.00mi	3/2.0	1,640 (0%)	1mo	$165,000	$101	99
815 Campbell St	0.10mi	3/2.5	1,746 (+6%)	2mo	$169,000	$97	81
1907 Robison	0.14mi	4/2.0 (+1)	1,602 (-2%)	4mo	$155,000	$97	81
1524 Persimmon Ln	0.55mi	3/2.0	1,622 (-1%)	4mo	$240,000	$148	69
1323 Hargrove	0.56mi	3/2.0	1,624 (-1%)	6mo	$125,500	$77	68
600 Cottonwood St	0.42mi	3/3.0	1,564 (-5%)	3mo	$51,500	$33	66
703 Cottonwood St	0.38mi	3/2.0	1,793 (+9%)	2mo	$145,000	$81	65
705 10th Ave NW	0.67mi	3/2.0	1,596 (-3%)	5mo	$85,000	$53	60
1714 Salisbury	0.63mi	3/2.0	1,740 (+6%)	5mo	$175,000	$101	56
1609 Red Oak Dr	0.60mi	3/2.0	1,508 (-8%)	4mo	$220,000	$146	55
1515 Ward Rd	0.62mi	3/2.0	1,884 (+15%)	2mo	$225,000	$119	45
901 Wolverton	0.75mi	3/2.0	1,854 (+13%)	3mo	$110,000	$59	40

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: -9.7%
• Equity multiple: 0.63×
• Total profit: $-17,940
• Equity at exit: $26,093

10-year hold

• IRR: 4.4%
• Equity multiple: 1.37×
• Total profit: $18,343
• Equity at exit: $15,131

Cash invested: $49,000 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,408 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$59 /mo · $706/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $63

Break-even live

Break-even rent $1,328

Max offer price $175,000

Occupancy floor 91%

Sensitivity live

Price	-10% $162	-5% $113	+0% $63	+5% $14	+10% $-36
Rent	-10% $-48	-5% $7	+0% $63	+5% $119	+10% $174
Rate	-1.0pp $151	-0.5pp $108	base $63	+0.5pp $18	+1.0pp $-28

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-05-22
   soldstatus $165,000 Closed
2. 2026-04-20
   status Pending
3. 2025-11-25
   listed $175,000 Active
4. 2025-11-04
   historical
5. 2025-11-02
   listed $183,900 Active
6. 2025-10-31
   historical
7. 2025-10-10
   price $183,900
8. 2025-10-04
   price $184,900
9. 2025-08-31
   price $189,900
10. 2025-08-03
    listed $194,500 Active
11. 2025-07-31
    historical
12. 2025-01-08
    listed $194,900 Active
13. 2024-10-31
    historical
14. 2024-06-12
    price $199,900
15. 2024-04-05
    listed $228,500 Active
16. 2023-10-26
    historical
17. 2023-05-01
    price $239,000
18. 2022-10-26
    listed $259,000 Active
19. 2022-06-01
    status Pending
20. 2022-06-01
    historical
21. 2022-05-24
    listed $199,900 Active
22. 2019-07-19
    soldstatus $105,000
23. 2019-07-15
    soldstatus $105,000
24. 2019-05-01
    listed $109,000
25. 2002-03-19
    soldstatus $73,000

ⓘ 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: $706 · $59/mo
• Projected year-2 tax: $1,575 · $131/mo
• Expected delta: +$869/yr (+$72/mo · 123.1%)

ⓘ 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: $16,899
• − Mortgage interest: −$9,803
• − Property taxes: −$706
• − Insurance: −$875
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$5,091
• Taxable loss: −$2,280
• Est. tax savings @ 24.0%: +$547
• After-tax cash flow: $1,304/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

+126.0% since first listed

25 events — show timeline

• 2026-05-22 Sold (MLS) $165,000 MLS Technology, Inc.
• 2026-04-20 Pending — MLS Technology, Inc.
• 2025-11-25 Listed $175,000 MLS Technology, Inc.
• 2025-11-04 Listing Removed — MLS Technology, Inc.
• 2025-11-02 Listed $183,900 MLS Technology, Inc.
• 2025-10-31 Listing Removed — MLS Technology, Inc.
• 2025-10-10 Price Changed $183,900 MLS Technology, Inc.
• 2025-10-04 Price Changed $184,900 MLS Technology, Inc.
• 2025-08-31 Price Changed $189,900 MLS Technology, Inc.
• 2025-08-03 Listed $194,500 MLS Technology, Inc.
• 2025-07-31 Listing Removed — MLS Technology, Inc.
• 2025-01-08 Listed $194,900 MLS Technology, Inc.
• 2024-10-31 Listing Removed — MLS Technology, Inc.
• 2024-06-12 Price Changed $199,900 MLS Technology, Inc.
• 2024-04-05 Listed $228,500 MLS Technology, Inc.
• 2023-10-26 Listing Removed — MLS Technology, Inc.
• 2023-05-01 Price Changed $239,000 MLS Technology, Inc.
• 2022-10-26 Listed $259,000 MLS Technology, Inc.
• 2022-06-01 Pending — MLS Technology, Inc.
• 2022-06-01 Listing Removed — MLS Technology, Inc.
• 2022-05-24 Listed $199,900 MLS Technology, Inc.
• 2019-07-19 Sold (Public Records) $105,000 Public Records
• 2019-07-15 Sold (MLS) $105,000 MLS Technology, Inc.
• 2019-05-01 Listed $109,000 MLS Technology, Inc.
• 2002-03-19 Sold (Public Records) $73,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $706 · +0.0% YoY. Source: county tax records.