1316 S 12th St · Chickasha, OK 73018

$110,000

3 bd · 1.0 ba · 1,622 sqft · SingleFamily public records · 16 Days on market

Built 1955 9,339 sqft lot Est $174k · 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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

This house could make a great investment property! 2 bedrooms, 1.5 baths, 2 living areas. HUD Owned Property For Sale As-Is. HUD regulations & bidding procedures. Buyer(s) to verify all information at their own expense. Buyer's inspections are for information only.

Key facts

• Spacious lot
• Local amenities
• Functional layout

Tags

• SPACIOUS LOT
• LOCAL AMENITIES
• SCHOOLS
• PARKS
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Homestead status: Homestead claimed
• Financial info: Listing offered as-is; cash or conventional financing considered; Assumable loan status: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking
• Utilities: Utilities not specified
• Home design: Single family residence; One story; Frame construction; Composition roof; Property faces unspecified direction
• Construction: Frame construction; Composition roof; Slab foundation
• Exterior features: Interior lot

Interior

• Kitchen: Kitchen
• Bedrooms: 3 bedrooms (including primary bedroom)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating
• Interior features: Covered porch; No fireplace; Two living areas; One dining area; Existing property (one level)
• Laundry & utility: Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: Grand Avenue Es (math 40% / reading 31%, grade F, #165 of 845 statewide, top 20%, 490 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $82k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

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 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.43%
• DSCR: 1.64
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $173,554
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1402 S 14th St	0.16mi	3/2.0	1,563 (-4%)	6mo	$145,000	$93	77
1028 S 16th St	0.37mi	3/1.5	1,748 (+8%)	8mo	$179,900	$103	61
1119 S 5th St	0.59mi	2/1.5 (-1)	1,596 (-2%)	4mo	$120,000	$75	60
808 W Idaho Ave Ave	0.56mi	3/2.0	1,520 (-6%)	1mo	$177,300	$117	58
1310 W Minnesota Ave	0.66mi	3/2.0	1,639 (+1%)	7mo	$40,000	$24	58
1124 S 19th St	0.56mi	3/2.0	1,544 (-5%)	5mo	$129,000	$84	58
1621 Park Ave	0.69mi	3/2.5	1,620 (-0%)	9mo	$200,000	$123	54
628 S 12th St	0.48mi	3/2.0	1,470 (-9%)	6mo	$172,000	$117	53
1127 S 19th St	0.52mi	3/2.0	1,772 (+9%)	7mo	$203,500	$115	50
802 S 20th St	0.73mi	3/2.0	1,735 (+7%)	1mo	$135,000	$78	49
706 S 19th St	0.70mi	4/2.0 (+1)	1,772 (+9%)	2mo	$190,000	$107	42
1508 S 19th St	0.56mi	4/3.0 (+1)	1,445 (-11%)	8mo	$210,500	$146	36

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $5,751
• Equity at exit: $16,401

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $35,309
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,348 high
• Mortgage (P&I): −$577
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $370

Break-even live

Break-even rent $879

Max offer price $110,000

Occupancy floor 68%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1024 S 13th St Chickasha, OK	2.0	2.0	1265	$925	$0.73	10d	1	0.25mi
1008 S 14th St Chickasha, OK	3.0	2.0	1485	$1,395	$0.94	1d	1	0.31mi
607 W Wisconsin Ave Chickasha, OK	3.0	2.0	1270	$1,395	$1.10	10d	1	0.60mi
519 W Minnesota Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	1d	1	0.82mi
3507 W Mississippi Ave Chickasha, OK	4.0	2.0	1240	$1,474	$1.19	1d	1	0.87mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	3d	1	1.27mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	23d	1	1.27mi

Listing history 17 events

1. 2026-06-10
   status $110,000 Pending 16 DOM
2. 2026-06-09
   days on market $110,000 Active 16 DOM
3. 2026-06-08
   days on market $110,000 Active 15 DOM
4. 2026-06-07
   days on market $110,000 Active 14 DOM
5. 2026-06-05
   days on market $110,000 Active 11 DOM
6. 2026-06-03
   days on market $110,000 Active 10 DOM
7. 2026-06-02
   days on market $110,000 Active 9 DOM
8. 2026-06-01
   days on market $110,000 Active 8 DOM
9. 2026-05-31
   days on market $110,000 Active 7 DOM
10. 2026-05-19
    listed $110,000 Active
11. 2021-07-23
    soldstatus $82,000
12. 2020-06-12
    soldstatus $65,000
13. 2019-06-05
    historical 269-char remark

    Show marketing remark (269 chars)

    This house could make a great investment property! 2 bedrooms, 1.5 baths, 2 living areas. HUD Owned Property For Sale As-Is. HUD regulations & bidding procedures. Buyer(s) to verify all information at their own expense. Buyer's inspections are for information only.

14. 2019-06-04
    soldstatus $30,001 Sold 269-char remark

    Show marketing remark (269 chars)

    This house could make a great investment property! 2 bedrooms, 1.5 baths, 2 living areas. HUD Owned Property For Sale As-Is. HUD regulations & bidding procedures. Buyer(s) to verify all information at their own expense. Buyer's inspections are for information only.

15. 2019-05-07
    status Pending 269-char remark

    Show marketing remark (269 chars)

    This house could make a great investment property! 2 bedrooms, 1.5 baths, 2 living areas. HUD Owned Property For Sale As-Is. HUD regulations & bidding procedures. Buyer(s) to verify all information at their own expense. Buyer's inspections are for information only.

16. 2019-04-26
    listed $23,000 Active 269-char remark

    Show marketing remark (269 chars)

    This house could make a great investment property! 2 bedrooms, 1.5 baths, 2 living areas. HUD Owned Property For Sale As-Is. HUD regulations & bidding procedures. Buyer(s) to verify all information at their own expense. Buyer's inspections are for information only.

17. 2005-04-01
    soldstatus $48,000

ⓘ 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: $860 · $72/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$130/yr (+$11/mo · 15.1%)

ⓘ 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 ≥109°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,175
• − Mortgage interest: −$6,162
• − Property taxes: −$860
• − Insurance: −$550
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,200
• Taxable income: $2,815
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $3,770/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

+129.2% since first listed

8 events — show timeline

• 2026-05-19 Listed $110,000 MLSOK
• 2021-07-23 Sold (Public Records) $82,000 Public Records
• 2020-06-12 Sold (Public Records) $65,000 Public Records
• 2019-06-05 Listing Removed — MLSOK
• 2019-06-04 Sold (MLS) $30,001 MLSOK
• 2019-05-07 Pending — MLSOK
• 2019-04-26 Listed $23,000 MLSOK
• 2005-04-01 Sold (Public Records) $48,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $860 · +4.0% YoY. Source: county tax records.