727 W Minnesota Ave · Chickasha, OK 73018

$140,000

3 bd · 1.0 ba · 2,295 sqft · SingleFamily public records · 59 Days on market

Built 1930 3,920 sqft lot Est $188k · 26% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bed 1 and 1/2 bath. Would make a great rental or first time home buyer. Flooring has been replaced throughout home. Nice Tile and engineered wood flooring. Nice large open kitchen area. Home was remodeled in the last few years. Clean and move in ready. May possibly qualify for first time home buyer programs. Lots of square footage for the money!

Key facts

• Remodeled bathroom
• Open-concept kitchen
• Walk-in closet

Tags

• CORNER LOT
• NEW FLOORING
• REMODELED BATHROOM
• NEW ROOF
• OPEN-CONCEPT KITCHEN
• WALK-IN CLOSET

Property features AI

Finance

• Other: Homestead exemption indicated; Vacant and ready for occupancy
• Financial info: Loan financing possible (not assumable)
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage; Other parking
• Utilities: Cable available; Electricity available; Natural gas available; Public utilities
• Home design: Single family residence; Two-story; Residential property; Existing construction
• Construction: Frame construction with metal siding; Shingle roof (roof year 2025); Conventional foundation; Built prior to 2026
• Exterior features: Corner lot; Wood fencing

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Other flooring
• Bathrooms: 1 full bath; 1 half bath
• Interior features: Covered porch; Rain gutters; Storage
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 Ms (math 8% / reading 21%, grade F, #234 of 345 statewide, top 72%, 316 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: 205 active listings in the ZIP; 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 $968 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 59 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y 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 $90k; list at $140k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 1.01% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $188,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1027 W Idaho Ave	0.26mi	3/2.0	2,388 (+4%)	4mo	$170,000	$71	74
1014 S 8th St	0.38mi	3/2.0	2,372 (+3%)	14mo	$175,000	$74	61
1027 S 7th St	0.42mi	3/2.5	1,988 (-13%)	4mo	$300,000	$151	49
100 Todd Estate Dr	0.51mi	3/2.0	2,095 (-9%)	10mo	$270,000	$129	49
721 S 6th St	0.26mi	4/2.0 (+1)	2,518 (+10%)	17mo	$77,500	$31	49
112 S 9th St Cir	0.33mi	4/3.5 (+1)	2,472 (+8%)	10mo	$245,000	$99	48
901 S 8th St	0.30mi	4/3.0 (+1)	1,974 (-14%)	4mo	$245,000	$124	46
1402 W Minnesota Ave	0.48mi	3/2.0	2,559 (+12%)	10mo	$80,000	$31	46
1410 W Chickasha Ave	0.59mi	3/2.5	2,028 (-12%)	13mo	$169,000	$83	36
328 N 9th Cor	0.58mi	3/1.5	2,624 (+14%)	14mo	$169,000	$64	36
1411 S 11th St	0.71mi	3/3.5	2,030 (-12%)	3mo	$80,888	$40	35
1312 S 10th St	0.64mi	4/2.0 (+1)	2,050 (-11%)	14mo	$168,000	$82	32

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,743
• Equity at exit: $20,874

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $12,403
• Equity at exit: $12,105

Cash invested: $39,200 (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 73018

• Home prices YoY: -21.1%
• Active inventory: 205
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $235

Break-even live

Break-even rent $1,110

Max offer price $140,000

Occupancy floor 78%

Sensitivity live

Price	-10% $314	-5% $275	+0% $235	+5% $196	+10% $156
Rent	-10% $124	-5% $180	+0% $235	+5% $291	+10% $346
Rate	-1.0pp $306	-0.5pp $271	base $235	+0.5pp $199	+1.0pp $162

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-21
   days on market $140,000 Active 59 DOM
2. 2026-06-18
   days on market $140,000 Active 56 DOM
3. 2026-06-17
   days on market $140,000 Active 55 DOM
4. 2026-06-16
   days on market $140,000 Active 54 DOM
5. 2026-06-15
   days on market $140,000 Active 53 DOM
6. 2026-06-13
   days on market $140,000 Active 51 DOM
7. 2026-06-09
   days on market $140,000 Active 47 DOM
8. 2026-06-08
   days on market $140,000 Active 46 DOM
9. 2026-06-07
   days on market $140,000 Active 45 DOM
10. 2026-06-05
    days on market $140,000 Active 42 DOM
11. 2026-06-03
    days on market $140,000 Active 41 DOM
12. 2026-06-02
    days on market $140,000 Active 40 DOM
13. 2026-06-01
    days on market $140,000 Active 39 DOM
14. 2026-05-31
    days on market $140,000 Active 38 DOM
15. 2026-04-23
    listed $140,000 Active
16. 2026-04-22
    price $140,000
17. 2026-02-25
    status Pending
18. 2026-02-25
    historical
19. 2026-01-13
    price $159,000
20. 2026-01-03
    status Active
21. 2025-11-12
    price $165,000
22. 2025-10-17
    listed $185,000 Active
23. 2023-11-20
    soldstatus $90,000
24. 2023-11-14
    soldstatus $89,800 Closed 350-char remark

    Show marketing remark (350 chars)

    4 bed 1 and 1/2 bath. Would make a great rental or first time home buyer. Flooring has been replaced throughout home. Nice Tile and engineered wood flooring. Nice large open kitchen area. Home was remodeled in the last few years. Clean and move in ready. May possibly qualify for first time home buyer programs. Lots of square footage for the money!

25. 2023-10-13
    status Pending 350-char remark

    Show marketing remark (350 chars)

    4 bed 1 and 1/2 bath. Would make a great rental or first time home buyer. Flooring has been replaced throughout home. Nice Tile and engineered wood flooring. Nice large open kitchen area. Home was remodeled in the last few years. Clean and move in ready. May possibly qualify for first time home buyer programs. Lots of square footage for the money!

26. 2023-10-06
    listed $88,000 Active 350-char remark

    Show marketing remark (350 chars)

    4 bed 1 and 1/2 bath. Would make a great rental or first time home buyer. Flooring has been replaced throughout home. Nice Tile and engineered wood flooring. Nice large open kitchen area. Home was remodeled in the last few years. Clean and move in ready. May possibly qualify for first time home buyer programs. Lots of square footage for the money!

27. 2020-12-05
    historical
28. 2020-12-01
    status Active
29. 2020-11-17
    historical
30. 2020-11-14
    status Active
31. 2020-10-31
    historical
32. 2020-07-20
    listed $97,000 Active
33. 2017-05-02
    soldstatus $35,000 Sold
34. 2017-03-24
    status Pending
35. 2017-02-24
    price $38,500
36. 2017-01-11
    listed $44,000 Active
37. 2014-08-22
    historical
38. 2014-07-15
    listed $65,000
39. 2013-09-26
    soldstatus $60,000
40. 2013-09-26
    soldstatus $60,000
41. 2013-07-15
    listed $63,500

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$250/yr (+$21/mo · 24.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,889
• − Mortgage interest: −$7,842
• − Property taxes: −$1,010
• − Insurance: −$700
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$4,073
• Taxable income: $562
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $2,687/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

+120.5% since first listed

27 events — show timeline

• 2026-04-23 Listed $140,000 MLSOK
• 2026-04-22 Price Changed $140,000 MLSOK
• 2026-02-25 Pending — MLSOK
• 2026-02-25 Listing Removed — MLSOK
• 2026-01-13 Price Changed $159,000 MLSOK
• 2026-01-03 Relisted — MLSOK
• 2025-11-12 Price Changed $165,000 MLSOK
• 2025-10-17 Listed $185,000 MLSOK
• 2023-11-20 Sold (Public Records) $90,000 Public Records
• 2023-11-14 Sold (MLS) $89,800 MLSOK
• 2023-10-13 Pending — MLSOK
• 2023-10-06 Listed $88,000 MLSOK
• 2020-12-05 Listing Removed — MLSOK
• 2020-12-01 Relisted — MLSOK
• 2020-11-17 Listing Removed — MLSOK
• 2020-11-14 Relisted — MLSOK
• 2020-10-31 Listing Removed — MLSOK
• 2020-07-20 Listed $97,000 MLSOK
• 2017-05-02 Sold (MLS) $35,000 MLSOK
• 2017-03-24 Pending — MLSOK
• 2017-02-24 Price Changed $38,500 MLSOK
• 2017-01-11 Listed $44,000 MLSOK
• 2014-08-22 Listing Removed — MLSOK
• 2014-07-15 Listed $65,000 MLSOK
• 2013-09-26 Sold (Public Records) $60,000 Public Records
• 2013-09-26 Sold (MLS) $60,000 MLSOK
• 2013-07-15 Listed $63,500 MLSOK

Property tax history

+5.1%/yr

Latest (2025): $1,010 · +0.6% YoY. Source: county tax records.