558 11th NW · Ardmore, OK 73401

$139,000

2 bd · 1.0 ba · 799 sqft · SingleFamily public records · 46 Days on market

Built 1950 3,920 sqft lot

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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 +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Rent growth +4.3/5.0
• 1% rule +3.2/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming neighborhood residence! This 2 bedroom, 1 bathroom home boasts delightful curb appeal. Ideally situated for first-time homebuyers or those downsizing into a retirement home, this property seamlessly blends timeless character with modern updates. Located in a well-established neighborhood experiencing revitalization through new construction and historic preservation, this home offers convenient access to hospitals, shopping, and restaurants. Recently renovated, this residence features a new roof, HVAC system, plumbing, electrical, and gas lines. An abundance of natural light pours in through the new windows, while new flooring and appliances, including a stainless steel refrigerator

Key facts

• Plumbing
• Natural light
• Electrical

Tags

• NEW ROOF
• HVAC SYSTEM
• PLUMBING
• ELECTRICAL
• GAS LINES
• NATURAL LIGHT

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage; Carport; Storage; 1 garage space
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Handicap access; Crawlspace foundation
• Construction: Built with aluminum siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered porch; Shed(s) and exterior storage; Chain link fence; Cross fenced; No safety shelter

Interior

• Kitchen: Oven; Range; Refrigerator; Gas oven connection
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; High ceilings; Programmable thermostat; Accessible approach with ramp; Accessible doors; Insulated doors; Vinyl, insulated windows
• Laundry & utility: Washer; Dryer; Washer hookup; Gas dryer hookup; Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $68 ($821/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 $113k (18.5% below list).
• Recommended offer: $113k (18.5% 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 $961 of loan paydown is wiped out by about $4k 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 46 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $113,308 (18.5% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.82% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $90,287
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 G NW	0.21mi	2/1.0	800 (+0%)	12mo	$76,000	$95	80
720 D St NW	0.32mi	2/1.0	792 (-1%)	10mo	$112,000	$141	75
821 E St SE	0.19mi	2/1.0	830 (+4%)	16mo	$70,000	$84	71
709 11th NW	0.19mi	2/1.0	828 (+4%)	18mo	$100,000	$121	70
1406 Healdton	0.25mi	2/1.0	816 (+2%)	20mo	$115,000	$141	68
230 13th Ave NW	0.39mi	2/1.0	888 (+11%)	2mo	$32,000	$36	62
1216 11th Ave NW	0.56mi	2/2.0	840 (+5%)	2mo	$135,000	$161	59
1408 8th Ave NW	0.63mi	2/1.0	756 (-5%)	6mo	$85,000	$112	56
328 G NW	0.44mi	2/1.0	700 (-12%)	5mo	$79,000	$113	54
430 H NW	0.34mi	2/1.0	726 (-9%)	21mo	$30,000	$41	51
1408 Holt	0.47mi	2/1.0	883 (+10%)	13mo	$88,000	$100	50
1010 NW Burch	0.56mi	2/2.0	864 (+8%)	18mo	$142,000	$164	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: -8.8%
• Equity multiple: 0.67×
• Total profit: $-13,021
• Equity at exit: $20,725

10-year hold

• IRR: 5.2%
• Equity multiple: 1.45×
• Total profit: $17,426
• Equity at exit: $12,018

Cash invested: $38,920 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $68

Break-even live

Break-even rent $1,047

Max offer price $139,000

Occupancy floor 89%

Sensitivity live

Price	-10% $147	-5% $108	+0% $68	+5% $29	+10% $-10
Rent	-10% $-21	-5% $24	+0% $68	+5% $113	+10% $158
Rate	-1.0pp $138	-0.5pp $104	base $68	+0.5pp $32	+1.0pp $-4

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $139,000 Active 46 DOM
2. 2026-06-21
   days on market $139,000 Active 45 DOM
3. 2026-06-19
   days on market $139,000 Active 43 DOM
4. 2026-06-18
   days on market $139,000 Active 42 DOM
5. 2026-06-17
   days on market $139,000 Active 41 DOM
6. 2026-06-16
   days on market $139,000 Active 40 DOM
7. 2026-06-15
   days on market $139,000 Active 39 DOM
8. 2026-06-14
   days on market $139,000 Active 37 DOM
9. 2026-06-12
   days on market $139,000 Active 36 DOM
10. 2026-06-09
    days on market $139,000 Active 33 DOM
11. 2026-06-08
    days on market $139,000 Active 32 DOM
12. 2026-06-07
    days on market $139,000 Active 31 DOM
13. 2026-06-05
    days on market $139,000 Active 28 DOM
14. 2026-06-03
    days on market $139,000 Active 27 DOM
15. 2026-06-02
    days on market $139,000 Active 26 DOM
16. 2026-06-01
    days on market $139,000 Active 25 DOM
17. 2026-05-31
    days on market $139,000 Active 24 DOM
18. 2026-05-30
    days on market $139,000 Active 23 DOM
19. 2026-05-07
    listed $139,000 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: $479 · $40/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$772/yr (+$64/mo · 161.2%)

ⓘ 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 2/10 Low
• 🌡 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: $13,597
• − Mortgage interest: −$7,786
• − Property taxes: −$479
• − Insurance: −$695
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$4,044
• Taxable loss: −$1,582
• Est. tax savings @ 24.0%: +$380
• After-tax cash flow: $1,200/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

• 2026-05-07 Listed $139,000 MLS Technology, Inc.

Property tax history

-35.0%/yr

Latest (2025): $479 · -35.0% YoY. Source: county tax records.