1700 6th Ave SW · Ardmore, OK 73401

$159,900

4 bd · 2.0 ba · 1,938 sqft · SingleFamily public records · 105 Days on market

Built 1955 0.34 ac lot Est $227k · 29% 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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.9/10.0
• Rent growth +4.3/5.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION, LOCATION, LOCATION!!! THIS HOME HAS IT!! Beautiful corner lot in SW Ardmore. Carpet has recently been replaced. There are original hardwood floors, large laundry room, hurge living dining area, with fireplaee. Kitchen with bar area opening to Great Room. Home is being sold in its present, "as is" condition with right of inspection. The possibilites are endless. Call today. It won't last long.

Key facts

• Large laundry room
• Bar area
• Great room

Tags

• CORNER LOT
• ORIGINAL HARDWOOD FLOORS
• LARGE LAUNDRY ROOM
• FIREPLACE
• BAR AREA
• GREAT ROOM

Property features AI

Finance

• Other: Lot approximately 0.34 acre
• HOA & community: Gutters noted as a community feature

Exterior

• Parking: Concrete driveway
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Built using wood frame and wood siding with asbestos materials; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Sprinkler/irrigation system; Rain gutters; Deck; Porch; Shed(s); Chain link and privacy fencing; Corner lot

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning; Has fireplace (1)
• Interior features: Ceiling fan(s); Laminate counters; Other interior features; Aluminum-framed windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/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 $158k (1.3% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• 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.
• 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).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.99% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $226,746
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 P St SW	0.22mi	4/2.0	1,786 (-8%)	6mo	$195,000	$109	72
1804 Stanley SW	0.30mi	3/2.0 (-1)	1,827 (-6%)	1mo	$170,000	$93	71
509 G St SW	0.68mi	4/2.0	1,911 (-1%)	2mo	$224,000	$117	65
820 Virginia Ln	0.34mi	4/2.0	2,118 (+9%)	6mo	$200,000	$94	64
718 Marlena Ln	0.20mi	3/2.0 (-1)	1,683 (-13%)	2mo	$150,000	$89	62
811 Rosewood	0.42mi	3/2.0 (-1)	2,077 (+7%)	3mo	$214,000	$103	61
1508 Sunny Ln	0.69mi	4/2.0	1,836 (-5%)	1mo	$255,000	$139	59
1413 Sunny	0.68mi	4/2.0	2,106 (+9%)	3mo	$264,900	$126	52
532 Hammers Rd	0.45mi	4/3.0	2,212 (+14%)	0mo	$215,000	$97	51
1831 Sunset Park	0.33mi	3/2.0 (-1)	2,225 (+15%)	5mo	$312,000	$140	50
1602 Rosedale	0.74mi	4/2.0	1,771 (-9%)	2mo	$310,000	$175	49
2412 S Rockford Pkwy	0.58mi	4/2.5	2,227 (+15%)	5mo	$396,406	$178	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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,344
• Equity at exit: $23,842

10-year hold

• IRR: 12.7%
• Equity multiple: 2.20×
• Total profit: $53,581
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $273

Break-even live

Break-even rent $1,233

Max offer price $159,900

Occupancy floor 78%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $159,900 Active 105 DOM
2. 2026-06-18
   days on market $159,900 Active 104 DOM
3. 2026-06-17
   days on market $159,900 Active 103 DOM
4. 2026-06-16
   days on market $159,900 Active 102 DOM
5. 2026-06-15
   days on market $159,900 Active 101 DOM
6. 2026-06-14
   days on market $159,900 Active 99 DOM
7. 2026-06-12
   statusdays on market $159,900 Active 98 DOM
8. 2026-06-02
   status $159,900 Pending 95 DOM
9. 2026-06-01
   days on market $159,900 Active 95 DOM
10. 2026-05-31
    days on market $159,900 Active 94 DOM
11. 2026-05-30
    days on market $159,900 Active 93 DOM
12. 2026-02-25
    listed $159,900 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: $831 · $69/mo
• Projected year-2 tax: $1,439 · $120/mo
• Expected delta: +$608/yr (+$51/mo · 73.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $18,941
• − Mortgage interest: −$8,957
• − Property taxes: −$831
• − Insurance: −$800
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$4,652
• Taxable income: $672
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $3,110/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

• 2026-02-25 Listed $159,900 MLS Technology, Inc.

Property tax history

+5.9%/yr

Latest (2025): $831 · +3.4% YoY. Source: county tax records.