1824 Park Ave · Chickasha, OK 73018

$145,000

3 bd · 1.0 ba · 995 sqft · SingleFamily public records · 48 Days on market

Built 1951 6,970 sqft lot Est $112k · 29% over

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Why this score? — see what drove the F 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 +14.6/30.0
• DSCR +4.5/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW NEW NEW!! This home has been completely renovated. This adorable home was taken to the studs and has all new plumbing, electrical, insulation, HVAC, windows, roof even the outside brick is NEW!! A new range is on order and will be installed as soon as possible. Nice laundry area located off of kitchen. This home sits on 2 LARGE lots and has a big yard with an additional storage building. Located near USAO. Call to schedule your tour today! highest and best offer due by 4:00 03/18/2022.

Key facts

• Completely rebuilt
• Fresh cabinetry
• Stainless appliances

Tags

• MOVE IN READY
• COMPLETELY REBUILT
• UPDATED FLOORING
• FRESH CABINETRY
• MODERN BACKSPLASH
• STAINLESS APPLIANCES

Property features AI

Finance

• Other: Property in University Heights addition; No storm shelter; Not in special zoning district; No flood insurance required
• Financial info: Not assumable; Buyer may qualify for a loan
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached or attached garage with 1 garage space
• Utilities: Homestead exempt (yes)
• Home design: Single family residence; One level; Faces south; Residential property
• Construction: Brick construction; Composition roof; Slab foundation; Existing property
• Exterior features: Barn(s); Lot features listed as 'Other'

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; No study

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $35 ($426/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 $125k (14.0% below list).
• Recommended offer: $125k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.8% in Chickasha — 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 66/100 on livability (#117 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Chickasha (town): math 23% / reading 27% proficiency, ranked #115 of 270 in OK (top 43%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bill Wallace Ec Ctr (460 students, 0% FRL); Chickasha Hs (math 12% / reading 27%, grade F, #296 of 447 statewide, top 67%, 749 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 203 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 224 units permitted in Grady 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 $4k of value loss. Plan a longer hold.
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $125k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $124,708 (14.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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 D-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. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $112,435
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1715 Arizona Ave	0.21mi	2/1.0 (-1)	1,030 (+4%)	3mo	$128,000	$124	77
2418 S 16th St	0.30mi	2/1.0 (-1)	1,012 (+2%)	2mo	$75,000	$74	77
2502 S 19th St	0.25mi	2/1.5 (-1)	1,032 (+4%)	10mo	$117,000	$113	67
1814 S 20th St	0.28mi	3/1.0	1,100 (+11%)	5mo	$102,000	$93	65
1201 California Ave	0.47mi	3/1.0	1,041 (+5%)	6mo	$133,500	$128	65
1628 California Ave	0.17mi	2/1.0 (-1)	891 (-10%)	12mo	$91,000	$102	60
2214 S 11th St	0.53mi	3/1.5	1,016 (+2%)	13mo	$150,000	$148	59
1920 W Louisiana Ave	0.36mi	3/1.0	897 (-10%)	10mo	$139,900	$156	59
1405 S 14th St	0.64mi	2/1.0 (-1)	967 (-3%)	13mo	$78,500	$81	49
1012 Grand Ter	0.60mi	3/1.0	1,138 (+14%)	1mo	$70,000	$62	47
1505 S 16th	0.51mi	3/1.0	1,128 (+13%)	9mo	$40,000	$35	46
1328 S 12th St	0.74mi	2/1.0 (-1)	860 (-14%)	1mo	$127,000	$148	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-21,250
• Equity at exit: $21,620

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-15,649
• Equity at exit: $12,537

Cash invested: $40,600 (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 73018

• Home prices YoY: -21.1%
• Active inventory: 203
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $35

Break-even live

Break-even rent $1,202

Max offer price $145,000

Occupancy floor 92%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2220 W Utah Ave Unit 2220 Chickasha, OK	2.0	1.0	910	$1,055	$1.16	1d	1	0.30mi
2226 W Utah Ave Chickasha, OK	2.0	1.0	1000	$1,055	$1.05	14d	1	0.31mi
509 W Oregon Ave Chickasha, OK	2.0	2.0	900	$1,200	$1.33	1d	1	1.42mi
1223 W Colorado Ave Chickasha, OK	2.0	2.0	864	$1,275	$1.48	1d	1	1.42mi

Listing history 20 events

1. 2026-06-17
   status $145,000 Pending 48 DOM
2. 2026-06-17
   days on market $145,000 Active 48 DOM
3. 2026-06-16
   days on market $145,000 Active 47 DOM
4. 2026-06-15
   days on market $145,000 Active 46 DOM
5. 2026-06-13
   days on market $145,000 Active 44 DOM
6. 2026-06-09
   days on market $145,000 Active 40 DOM
7. 2026-06-08
   days on market $145,000 Active 39 DOM
8. 2026-06-07
   days on market $145,000 Active 38 DOM
9. 2026-06-05
   days on market $145,000 Active 35 DOM
10. 2026-06-03
    days on market $145,000 Active 34 DOM
11. 2026-06-02
    days on market $145,000 Active 33 DOM
12. 2026-06-01
    days on market $145,000 Active 32 DOM
13. 2026-05-31
    days on market $145,000 Active 31 DOM
14. 2026-05-04
    status Active
15. 2026-04-24
    status Pending
16. 2026-04-20
    listed $145,000 Active
17. 2022-04-21
    soldstatus $125,000
18. 2022-04-20
    soldstatus $124,900 Sold 500-char remark

    Show marketing remark (500 chars)

    NEW NEW NEW!! This home has been completely renovated. This adorable home was taken to the studs and has all new plumbing, electrical, insulation, HVAC, windows, roof even the outside brick is NEW!! A new range is on order and will be installed as soon as possible. Nice laundry area located off of kitchen. This home sits on 2 LARGE lots and has a big yard with an additional storage building. Located near USAO. Call to schedule your tour today! highest and best offer due by 4:00 03/18/2022.

19. 2022-03-18
    status Pending 500-char remark

    Show marketing remark (500 chars)

    NEW NEW NEW!! This home has been completely renovated. This adorable home was taken to the studs and has all new plumbing, electrical, insulation, HVAC, windows, roof even the outside brick is NEW!! A new range is on order and will be installed as soon as possible. Nice laundry area located off of kitchen. This home sits on 2 LARGE lots and has a big yard with an additional storage building. Located near USAO. Call to schedule your tour today! highest and best offer due by 4:00 03/18/2022.

20. 2022-03-16
    listed $124,900 Active 500-char remark

    Show marketing remark (500 chars)

    NEW NEW NEW!! This home has been completely renovated. This adorable home was taken to the studs and has all new plumbing, electrical, insulation, HVAC, windows, roof even the outside brick is NEW!! A new range is on order and will be installed as soon as possible. Nice laundry area located off of kitchen. This home sits on 2 LARGE lots and has a big yard with an additional storage building. Located near USAO. Call to schedule your tour today! highest and best offer due by 4:00 03/18/2022.

ⓘ 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: $1,547 · $129/mo
• Projected year-2 tax: $1,547 · $129/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,965
• − Mortgage interest: −$8,122
• − Property taxes: −$1,547
• − Insurance: −$725
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$4,218
• Taxable loss: −$2,042
• Est. tax savings @ 24.0%: +$490
• After-tax cash flow: $916/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: Chickasha
• NCES district ID: 4007560
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $38,561
• Composite: 20.95/100
• National rank: #8476
• State rank: #115 of 270 in OK

Livability — Chickasha

• Score: 66/100
• State rank: #117
• US rank: #11902

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chickasha, OK
• County: Grady County · 20,505 people
• City population: 20,505
• Metro: Oklahoma City, OK
• Population (ZIP): 20,505
• Household income: $56,484
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 685.0

Population outlook (Grady County) Hauer SSP2

• Today (2025): 59,962 people
• By 2030: 62,513 · +4.3%
• By 2040: 67,338 · +12.3%
• By 2050: 71,719 · +19.6%
• By 2075: 82,684 · +37.9%
• By 2100: 89,387 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 11% Hispanic / Latino 9% Black 5% Native American 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Iranian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Grady

• 2024 margin: Solid R (+62.7) · D 17.9% · R 80.6% · Other 1.5%
• 2008→2024 swing: -16.0pp toward R · 2008: -46.7pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+62.3 2016: R+60.3 2012: R+51.2 2008: R+46.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.82%
• Current HPI: 249.6051
• Rent YoY: —
• Metro: Oklahoma City, 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

+16.1% since first listed

7 events — show timeline

• 2026-05-04 Relisted — MLSOK
• 2026-04-24 Pending — MLSOK
• 2026-04-20 Listed $145,000 MLSOK
• 2022-04-21 Sold (Public Records) $125,000 Public Records
• 2022-04-20 Sold (MLS) $124,900 MLSOK
• 2022-03-18 Pending — MLSOK
• 2022-03-16 Listed $124,900 MLSOK

Property tax history

+14.1%/yr

Latest (2025): $1,547 · +5.7% YoY. Source: county tax records.