1731 Tower Dr · Ardmore, OK 73401

$125,000

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 41 Days on market

Built 1955 0.33 ac lot Est $199k · 37% 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.4/10.0
• 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 MLS

Welcome to this charming 4-bedroom, 2-bath home in a peaceful and inviting neighborhood! On a spacious 0.33-acre lot, this versatile home can be configured as a 3-bedroom with two cozy living spaces or as a 4-bedroom to suit your needs. The expansive, fully fenced yard offers plenty of privacy, perfect for outdoor activities. Additional features include a 2-car carport and a handy storage shed, making this home as practical as it is delightful. Don't miss the opportunity to make this lovely property your own! The additional lot space fenced with the property will also come with the sale of the house!

Key facts

• 2 car carport
• Storage shed
• Outdoor space

Tags

• FULLY FENCED YARD
• 2 CAR CARPORT
• STORAGE SHED
• EASY ACCESS TO TOWN AMENITIES
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 $864 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.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1955 — 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. 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: 1.14% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $198,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1731 Tower Dr	0.00mi	4/2.0 (+1)	1,528 (0%)	1mo	$120,000	$79	94
1305 7th Ave NW	0.34mi	3/2.0	1,569 (+3%)	4mo	$45,000	$29	76
1732 Easley	0.04mi	3/1.0	1,334 (-13%)	0mo	$75,000	$56	73
929 NW Cheyenne St	0.42mi	3/2.0	1,448 (-5%)	0mo	$208,000	$144	71
1217 W Main St	0.40mi	3/1.0	1,540 (+1%)	10mo	$63,000	$41	68
1901 7th Ave NW	0.23mi	3/2.0	1,721 (+13%)	0mo	$200,000	$116	68
917 Cheyenne St	0.41mi	3/2.0	1,450 (-5%)	8mo	$235,500	$162	66
1909 7th Ave NW	0.26mi	3/2.0	1,380 (-10%)	9mo	$224,500	$163	65
1301 SW Bixby Ave	0.67mi	3/2.0	1,464 (-4%)	5mo	$155,000	$106	58
2506 Westwood Ct	0.65mi	3/2.0	1,313 (-14%)	1mo	$218,000	$166	46
1006 Mclish	0.74mi	2/2.0 (-1)	1,366 (-11%)	8mo	$177,500	$130	36
1004 Mclish St	0.75mi	2/2.0 (-1)	1,316 (-14%)	11mo	$190,000	$144	28

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $4,971
• Equity at exit: $18,638

10-year hold

• IRR: 16.7%
• Equity multiple: 2.65×
• Total profit: $57,733
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,419 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$120 /mo · $1,438/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $294

Break-even live

Break-even rent $1,047

Max offer price $125,000

Occupancy floor 74%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-20
   status Pending
2. 2026-03-10
   listed $125,000 Active
3. 2025-09-02
   soldstatus $124,999 Closed 607-char remark

   Show marketing remark (607 chars)

   Welcome to this charming 4-bedroom, 2-bath home in a peaceful and inviting neighborhood! On a spacious 0.33-acre lot, this versatile home can be configured as a 3-bedroom with two cozy living spaces or as a 4-bedroom to suit your needs. The expansive, fully fenced yard offers plenty of privacy, perfect for outdoor activities. Additional features include a 2-car carport and a handy storage shed, making this home as practical as it is delightful. Don't miss the opportunity to make this lovely property your own! The additional lot space fenced with the property will also come with the sale of the house!

4. 2025-09-02
   soldstatus $125,000

   Show marketing remark (607 chars)

   Welcome to this charming 4-bedroom, 2-bath home in a peaceful and inviting neighborhood! On a spacious 0.33-acre lot, this versatile home can be configured as a 3-bedroom with two cozy living spaces or as a 4-bedroom to suit your needs. The expansive, fully fenced yard offers plenty of privacy, perfect for outdoor activities. Additional features include a 2-car carport and a handy storage shed, making this home as practical as it is delightful. Don't miss the opportunity to make this lovely property your own! The additional lot space fenced with the property will also come with the sale of the house!

5. 2025-08-11
   status Pending 607-char remark

   Show marketing remark (607 chars)

   Welcome to this charming 4-bedroom, 2-bath home in a peaceful and inviting neighborhood! On a spacious 0.33-acre lot, this versatile home can be configured as a 3-bedroom with two cozy living spaces or as a 4-bedroom to suit your needs. The expansive, fully fenced yard offers plenty of privacy, perfect for outdoor activities. Additional features include a 2-car carport and a handy storage shed, making this home as practical as it is delightful. Don't miss the opportunity to make this lovely property your own! The additional lot space fenced with the property will also come with the sale of the house!

6. 2025-05-28
   price $129,999 607-char remark

   Show marketing remark (607 chars)

   Welcome to this charming 4-bedroom, 2-bath home in a peaceful and inviting neighborhood! On a spacious 0.33-acre lot, this versatile home can be configured as a 3-bedroom with two cozy living spaces or as a 4-bedroom to suit your needs. The expansive, fully fenced yard offers plenty of privacy, perfect for outdoor activities. Additional features include a 2-car carport and a handy storage shed, making this home as practical as it is delightful. Don't miss the opportunity to make this lovely property your own! The additional lot space fenced with the property will also come with the sale of the house!

7. 2025-04-07
   listed $150,000 Active 607-char remark

   Show marketing remark (607 chars)

   Welcome to this charming 4-bedroom, 2-bath home in a peaceful and inviting neighborhood! On a spacious 0.33-acre lot, this versatile home can be configured as a 3-bedroom with two cozy living spaces or as a 4-bedroom to suit your needs. The expansive, fully fenced yard offers plenty of privacy, perfect for outdoor activities. Additional features include a 2-car carport and a handy storage shed, making this home as practical as it is delightful. Don't miss the opportunity to make this lovely property your own! The additional lot space fenced with the property will also come with the sale of the house!

8. 2024-10-16
   soldstatus $120,000
9. 2024-10-08
   soldstatus $120,000 Closed 533-char remark

   Show marketing remark (533 chars)

   Welcome to this charming 4-bedroom, 2-bath home in a peaceful and inviting neighborhood! With 1,528 sq. ft. on a spacious 0.33-acre lot, this versatile home can be configured as a 3-bedroom with two cozy living spaces or as a 4-bedroom to suit your needs. The expansive, fully fenced yard offers plenty of privacy, perfect for outdoor activities. Additional features include a 2-car carport and a handy storage shed, making this home as practical as it is delightful. Don't miss the opportunity to make this lovely property your own!

10. 2024-08-27
    status Pending 533-char remark

    Show marketing remark (533 chars)

    Welcome to this charming 4-bedroom, 2-bath home in a peaceful and inviting neighborhood! With 1,528 sq. ft. on a spacious 0.33-acre lot, this versatile home can be configured as a 3-bedroom with two cozy living spaces or as a 4-bedroom to suit your needs. The expansive, fully fenced yard offers plenty of privacy, perfect for outdoor activities. Additional features include a 2-car carport and a handy storage shed, making this home as practical as it is delightful. Don't miss the opportunity to make this lovely property your own!

11. 2024-08-19
    listed $134,000 Active 533-char remark

    Show marketing remark (533 chars)

    Welcome to this charming 4-bedroom, 2-bath home in a peaceful and inviting neighborhood! With 1,528 sq. ft. on a spacious 0.33-acre lot, this versatile home can be configured as a 3-bedroom with two cozy living spaces or as a 4-bedroom to suit your needs. The expansive, fully fenced yard offers plenty of privacy, perfect for outdoor activities. Additional features include a 2-car carport and a handy storage shed, making this home as practical as it is delightful. Don't miss the opportunity to make this lovely property your own!

12. 2006-07-27
    soldstatus $50,000

ⓘ 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: $1,438 · $120/mo
• Projected year-2 tax: $1,438 · $120/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 3/10 Moderate
• 🌡 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: $17,028
• − Mortgage interest: −$7,002
• − Property taxes: −$1,438
• − Insurance: −$625
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$3,636
• Taxable income: $1,602
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $3,138/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

+150.0% since first listed

12 events — show timeline

• 2026-04-20 Pending — MLS Technology, Inc.
• 2026-03-10 Listed $125,000 MLS Technology, Inc.
• 2025-09-02 Sold (Public Records) $125,000 Public Records
• 2025-09-02 Sold (MLS) $124,999 MLS Technology, Inc.
• 2025-08-11 Pending — MLS Technology, Inc.
• 2025-05-28 Price Changed $129,999 MLS Technology, Inc.
• 2025-04-07 Listed $150,000 MLS Technology, Inc.
• 2024-10-16 Sold (Public Records) $120,000 Public Records
• 2024-10-08 Sold (MLS) $120,000 MLS Technology, Inc.
• 2024-08-27 Pending — MLS Technology, Inc.
• 2024-08-19 Listed $134,000 MLS Technology, Inc.
• 2006-07-27 Sold (Public Records) $50,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,438 · +68.6% YoY. Source: county tax records.