315 W 8th St · Chandler, OK 74834

$59,900

3 bd · 2.0 ba · 1,730 sqft · SingleFamily public records · 115 Days on market

Built 1900 7,000 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

NEED 4 BEDROOMS? Built in 1900 this 2 Story home has character! The Spacious dining room is just off the kitchen and has room for a formal dining room table or could be used as a small dining area and a den. Electric panel appears to have been updated over the years. Central heat and air is not believed to work. Det Garage, nice size backyard.

Key facts

• Fenced backyard
• 7,000 sq ft lot
• Built 1900

Tags

• FENCED BACKYARD

Property features AI

Finance

• Other: REO / Bank-owned; Vacant and not occupied; Historic designation
• Financial info: Not assumable; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Utilities: No flood insurance requirement indicated
• Home design: Two-story single family residence facing north; Residential property
• Construction: Vinyl siding; Composition roof; Conventional foundation; Built as existing property
• Exterior features: Covered porch; Porch; Interior lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Other heating
• Interior features: No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 2.8% in Chandler — 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 64/100 on livability (#171 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, employment D, amenities F.
• Chandler (town): math 35% / reading 35% proficiency, ranked #36 of 270 in OK (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Park Road Es (math 38% / reading 36%, grade F, #132 of 845 statewide, top 19%, 313 students, 0% FRL); Chandler Hs (math 47% / reading 52%, grade D, #9 of 447 statewide, top 2%, 335 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 122 active listings in the ZIP; 19 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($414 loan paydown + $6k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1900 — 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 D 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: 2.03% ✓
• Cap rate: 17.13%
• Cash-on-cash: 38.72%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $200,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 W 8th St	0.03mi	3/2.0	1,724 (-0%)	10mo	$168,800	$98	90
214 S Flynn Ave	0.42mi	3/2.0	1,746 (+1%)	4mo	$180,000	$103	76
217 W 8th St	0.06mi	4/3.0 (+1)	1,814 (+5%)	12mo	$230,000	$127	70
420 E 12th St	0.52mi	3/1.5	1,647 (-5%)	8mo	$85,000	$52	59
709 S Dewey Ave	0.53mi	3/2.0	1,596 (-8%)	8mo	$149,900	$94	56
138 Lee Ann Ln	0.60mi	3/2.0	1,632 (-6%)	10mo	$238,000	$146	55
209 Marshall Dr	0.51mi	3/2.0	1,880 (+9%)	10mo	$130,000	$69	54
116 Sunny Pl	0.67mi	3/2.5	1,803 (+4%)	8mo	$210,000	$116	53
315 S Price Ave	0.33mi	3/3.0	1,470 (-15%)	5mo	$78,000	$53	52
1108 Kimberly Dr	0.63mi	3/2.0	1,583 (-8%)	9mo	$195,000	$123	49
702 E 6th St	0.66mi	3/2.0	1,550 (-10%)	5mo	$235,000	$152	48
1108 S Rozell Ln	0.54mi	3/2.0	1,520 (-12%)	11mo	$255,000	$168	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.2%
• Equity multiple: 5.00×
• Total profit: $67,112
• Equity at exit: $53,963

10-year hold

• IRR: 47.7%
• Equity multiple: 11.17×
• Total profit: $170,570
• Equity at exit: $116,373

Cash invested: $16,772 (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 74834

• Home prices YoY: 19.9%
• Active inventory: 122
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $541

Break-even live

Break-even rent $530

Max offer price $59,900

Occupancy floor 50%

Sensitivity live

Price	-10% $575	-5% $558	+0% $541	+5% $524	+10% $507
Rent	-10% $445	-5% $493	+0% $541	+5% $589	+10% $637
Rate	-1.0pp $571	-0.5pp $556	base $541	+0.5pp $526	+1.0pp $510

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-12
   status Pending
2. 2026-04-25
   price $59,900
3. 2026-03-30
   price $69,900
4. 2026-01-29
   status Active
5. 2025-11-29
   status Pending
6. 2025-11-14
   listed $79,900 Active
7. 2003-11-07
   soldstatus $68,000
8. 1998-12-31
   soldstatus $71,500
9. 1997-07-09
   soldstatus $32,500

ⓘ 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: $952 · $79/mo
• Projected year-2 tax: $952 · $79/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,576
• − Mortgage interest: −$3,355
• − Property taxes: −$952
• − Insurance: −$300
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$1,743
• Taxable income: $5,894
• Est. tax owed @ 24.0%: −$1,415
• After-tax cash flow: $5,079/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: Chandler
• NCES district ID: 4007290
• Math proficiency: 35% ▲ 1.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $45,229
• Composite: 29.9/100
• National rank: #6392
• State rank: #36 of 270 in OK

Livability — Chandler

• Score: 64/100
• State rank: #171
• US rank: #13840

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment D Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chandler, OK
• City population: 7,551
• Population (ZIP): 7,551

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 36,104 people
• By 2030: 36,435 · +0.9%
• By 2040: 36,696 · +1.6%
• By 2050: 36,216 · +0.3%
• By 2075: 35,057 · -2.9%
• By 2100: 31,333 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 12% Hispanic / Latino 3% Black 3% Native American 3%
• Common ancestry: Lithuanian 4% Slovak 2% Scottish 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+63.3) · D 17.5% · R 80.8% · Other 1.7%
• 2008→2024 swing: -13.4pp toward R · 2008: -49.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+63.2 2016: R+60.1 2012: R+49.0 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.43%
• Current HPI: 315.8775
• Rent YoY: —
• Metro: —
• 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

+84.3% since first listed

9 events — show timeline

• 2026-05-12 Pending — MLSOK
• 2026-04-25 Price Changed $59,900 MLSOK
• 2026-03-30 Price Changed $69,900 MLSOK
• 2026-01-29 Relisted — MLSOK
• 2025-11-29 Pending — MLSOK
• 2025-11-14 Listed $79,900 MLSOK
• 2003-11-07 Sold (Public Records) $68,000 Public Records
• 1998-12-31 Sold (Public Records) $71,500 Public Records
• 1997-07-09 Sold (Public Records) $32,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $952 · +3.4% YoY. Source: county tax records.