1701 Tower Dr · Ardmore, OK 73401

$84,900

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 5 Days on market

Built 1955 9,148 sqft lot Est $132k · 35% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.3/5.0
• Schools +3.8/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors or flippers - this one is for you! The location of this house is great, right in the middle of Ardmore and close to everything. It's on a large corner lot with 2 sheds. A little TLC would go a long way toward having this house ready for a rental, or put in a little more work and have it ready for a new owner! Hardwoods need refinishing in the living areas, and are also probably under the carpet in the bedrooms. Roof looks fairly new.

Key facts

• Large corner lot
• Two sheds
• 9,148 sq ft lot

Tags

• LARGE CORNER LOT
• TWO SHEDS
• ROOF LOOKS FAIRLY NEW

Property features AI

Exterior

• Parking: Concrete driveway
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces south; Crawlspace foundation
• Construction: Built with vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Deck; Porch; Shed(s); Privacy fencing; Corner lot

Interior

• Kitchen: Range; Stove
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning; Electric range connection
• Interior features: Hardwood flooring; Laminate counters; Wood frame windows
• Laundry & utility: Washer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 14.6% 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.
• Plainview (rural): math 42% / reading 45% proficiency, ranked #6 of 270 in OK (top 2%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 $587 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $85k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $84,900

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.66% ✓
• Cap rate: 14.57%
• Cash-on-cash: 29.56%
• DSCR: 2.32
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $131,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1626 Tower Dr	0.06mi	3/1.0	1,144 (0%)	2mo	$131,000	$115	96
1602 8th NW	0.15mi	3/1.5	1,104 (-4%)	3mo	$100,000	$91	83
1604 9th Ave NW	0.21mi	3/2.0	1,133 (-1%)	10mo	$161,500	$143	76
1412 8th Ave NW	0.22mi	3/2.0	1,260 (+10%)	1mo	$130,000	$103	68
811 P NW	0.22mi	3/2.0	1,250 (+9%)	11mo	$149,500	$120	61
1112 H NW	0.66mi	3/1.0	1,147 (+0%)	12mo	$120,000	$105	58
21 M St SW	0.45mi	3/1.0	1,025 (-10%)	7mo	$142,500	$139	56
16 Q St SW	0.39mi	3/2.0	1,045 (-9%)	11mo	$155,000	$148	54
1319 Bixby St	0.65mi	3/1.0	1,210 (+6%)	9mo	$114,900	$95	53
1408 11th NW	0.36mi	3/1.5	1,296 (+13%)	10mo	$144,000	$111	51
810 2nd Ave NW	0.71mi	2/2.0 (-1)	1,172 (+2%)	10mo	$75,000	$64	45
2506 Westwood Ct	0.72mi	3/2.0	1,313 (+15%)	1mo	$218,000	$166	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 · 7.38% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 2.26×
• Total profit: $29,991
• Equity at exit: $12,659

10-year hold

• IRR: 38.4%
• Equity multiple: 5.34×
• Total profit: $103,126
• Equity at exit: $7,341

Cash invested: $23,772 (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: 379
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$44 /mo · $529/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $586

Break-even live

Break-even rent $664

Max offer price $84,900

Occupancy floor 53%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-19
   days on market $84,900 Active 5 DOM
2. 2026-06-18
   days on market $84,900 Active 4 DOM
3. 2026-06-17
   days on market $84,900 Active 3 DOM
4. 2026-06-16
   days on market $84,900 Active 2 DOM
5. 2026-06-15
   remarks 449-char remark
6. 2026-06-15
   listed $84,900 Active 1 DOM

ⓘ 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: $529 · $44/mo
• Projected year-2 tax: $764 · $64/mo
• Expected delta: +$235/yr (+$20/mo · 44.4%)

ⓘ 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 ≥111°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: $16,865
• − Mortgage interest: −$4,756
• − Property taxes: −$529
• − Insurance: −$424
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$2,470
• Taxable income: $5,988
• Est. tax owed @ 24.0%: −$1,437
• After-tax cash flow: $5,590/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: Plainview
• NCES district ID: 4024240
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $60,801
• Composite: 38.42/100
• National rank: #4202
• State rank: #6 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

+93.0% since first listed

5 events — show timeline

• 2026-06-14 Listed $84,900 MLS Technology, Inc.
• 2018-07-23 Sold (Public Records) $52,500 Public Records
• 2006-01-27 Sold (Public Records) $72,000 Public Records
• 2005-04-25 Sold (Public Records) $55,500 Public Records
• 2003-01-07 Sold (Public Records) $44,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $529 · +0.0% YoY. Source: county tax records.