707 Maxwell St NW · Ardmore, OK 73401

$134,500

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 186 Days on market

Built 1945 9,148 sqft lot Est $160k · 16% under

---

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 +24.0/30.0
• ARV discount +14.7/15.0
• DSCR +7.7/10.0
• 1% rule +5.6/10.0
• 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 MLS

Move in ready, cozy NW Ardmore home, 3BR 1BA with 2 living areas, 2nd living area could be a 4th bedroom. Bedrooms have large closets, plenty of storage space. Dining area includes a convenient breakfast bar. The large utility room is located near the kitchen and includes washer and dryer. Kitchen includes gas stove, double oven, and fridge. A large wooden deck overlooks the spacious fenced back yard with storage building. Foundation repairs completed in 2021. Home also includes water filtration system installed in 2022.

Key facts

• 9,148 sq ft lot
• Built 1945
• Listed 185 days

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Security: No safety shelter; Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home
• Construction: Built using HardiPlank type siding and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Porch; Chain link fencing; Lot on approximately 0.21 acres; Faces south; Crawlspace foundation

Interior

• Kitchen: Eat-in kitchen; Double oven; Oven; Range; Dishwasher
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom with bathtub (hall bath)
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum window frames; Laminate countertops; Gas range connection; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $930 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $118,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 1.06% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.37%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $159,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Campbell	0.25mi	4/2.0 (+1)	1,340 (-0%)	2mo	$157,000	$117	81
923 Maxwell St	0.24mi	3/1.0	1,304 (-3%)	2mo	$169,900	$130	78
800 Cottonwood	0.27mi	3/2.0	1,215 (-10%)	6mo	$145,000	$119	67
705 Elizabeth	0.28mi	3/1.0	1,232 (-8%)	4mo	$165,000	$134	66
1908 Choctaw Ave	0.32mi	3/1.5	1,194 (-11%)	2mo	$142,500	$119	63
1817 Comanche	0.38mi	3/1.0	1,224 (-9%)	2mo	$147,500	$121	62
321 Ash St	0.57mi	4/2.0 (+1)	1,412 (+5%)	1mo	$205,000	$145	60
722 NW Maxwell St	0.09mi	2/1.0 (-1)	1,144 (-15%)	6mo	$135,000	$118	57
205 NW 15th Ave	0.60mi	3/1.5	1,440 (+7%)	5mo	$65,000	$45	54
1618 Mount Washington St	0.63mi	2/1.0 (-1)	1,248 (-7%)	2mo	$120,000	$96	48
1115 Harris St	0.60mi	2/2.0 (-1)	1,180 (-12%)	4mo	$128,000	$108	43
408 NW 11th St	0.74mi	2/1.0 (-1)	1,194 (-11%)	1mo	$140,000	$117	37

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,443
• Equity at exit: $20,054

10-year hold

• IRR: 14.4%
• Equity multiple: 2.38×
• Total profit: $52,065
• Equity at exit: $11,629

Cash invested: $37,660 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$705
• Tax from tax record: −$98 /mo · $1,179/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $263

Break-even live

Break-even rent $1,088

Max offer price $134,500

Occupancy floor 77%

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $134,500 Active 186 DOM
2. 2026-06-18
   days on market $134,500 Active 185 DOM
3. 2026-06-18
   remarks 695-char remark
4. 2026-06-17
   days on market $134,500 Active 184 DOM
5. 2026-06-16
   days on market $134,500 Active 183 DOM
6. 2026-06-15
   days on market $134,500 Active 182 DOM
7. 2026-06-14
   days on market $134,500 Active 180 DOM
8. 2026-06-12
   days on market $134,500 Active 179 DOM
9. 2026-06-09
   days on market $134,500 Active 176 DOM
10. 2026-06-08
    days on market $134,500 Active 175 DOM
11. 2026-06-07
    days on market $134,500 Active 174 DOM
12. 2026-06-05
    days on market $134,500 Active 171 DOM
13. 2026-06-03
    days on market $134,500 Active 170 DOM
14. 2026-06-02
    days on market $134,500 Active 169 DOM
15. 2026-06-01
    days on market $134,500 Active 168 DOM
16. 2026-05-31
    days on market $134,500 Active 167 DOM
17. 2026-05-30
    days on market $134,500 Active 166 DOM
18. 2026-03-27
    price $134,500
19. 2026-03-03
    price $145,000
20. 2025-12-15
    listed $149,500 Active
21. 2025-01-15
    soldstatus $126,500
22. 2025-01-14
    soldstatus $126,500 Closed 526-char remark

    Show marketing remark (526 chars)

    Move in ready, cozy NW Ardmore home, 3BR 1BA with 2 living areas, 2nd living area could be a 4th bedroom. Bedrooms have large closets, plenty of storage space. Dining area includes a convenient breakfast bar. The large utility room is located near the kitchen and includes washer and dryer. Kitchen includes gas stove, double oven, and fridge. A large wooden deck overlooks the spacious fenced back yard with storage building. Foundation repairs completed in 2021. Home also includes water filtration system installed in 2022.

23. 2024-12-12
    status Pending 526-char remark

    Show marketing remark (526 chars)

    Move in ready, cozy NW Ardmore home, 3BR 1BA with 2 living areas, 2nd living area could be a 4th bedroom. Bedrooms have large closets, plenty of storage space. Dining area includes a convenient breakfast bar. The large utility room is located near the kitchen and includes washer and dryer. Kitchen includes gas stove, double oven, and fridge. A large wooden deck overlooks the spacious fenced back yard with storage building. Foundation repairs completed in 2021. Home also includes water filtration system installed in 2022.

24. 2024-10-29
    price $121,000 526-char remark

    Show marketing remark (526 chars)

    Move in ready, cozy NW Ardmore home, 3BR 1BA with 2 living areas, 2nd living area could be a 4th bedroom. Bedrooms have large closets, plenty of storage space. Dining area includes a convenient breakfast bar. The large utility room is located near the kitchen and includes washer and dryer. Kitchen includes gas stove, double oven, and fridge. A large wooden deck overlooks the spacious fenced back yard with storage building. Foundation repairs completed in 2021. Home also includes water filtration system installed in 2022.

25. 2024-09-18
    listed $126,500 Active 526-char remark

    Show marketing remark (526 chars)

    Move in ready, cozy NW Ardmore home, 3BR 1BA with 2 living areas, 2nd living area could be a 4th bedroom. Bedrooms have large closets, plenty of storage space. Dining area includes a convenient breakfast bar. The large utility room is located near the kitchen and includes washer and dryer. Kitchen includes gas stove, double oven, and fridge. A large wooden deck overlooks the spacious fenced back yard with storage building. Foundation repairs completed in 2021. Home also includes water filtration system installed in 2022.

26. 2021-04-05
    soldstatus $85,000
27. 2021-03-30
    soldstatus $85,000 Closed 465-char remark

    Show marketing remark (465 chars)

    Charming NW Ardmore home, 3BR 1BA with 2 living areas. With an addition of a closet, the 2nd living area could be a 4th bedroom. Dining areas include a breakfast bar and a dining area between the kitchen and living area. The large utility room is conveniently located near the kitchen. This home is newly remodeled including carpet and paint. Brand new roof. A large wooden deck overlooks the spacious fenced back yard. Storage building. This home is move-in ready!

28. 2021-03-08
    historical 465-char remark

    Show marketing remark (465 chars)

    Charming NW Ardmore home, 3BR 1BA with 2 living areas. With an addition of a closet, the 2nd living area could be a 4th bedroom. Dining areas include a breakfast bar and a dining area between the kitchen and living area. The large utility room is conveniently located near the kitchen. This home is newly remodeled including carpet and paint. Brand new roof. A large wooden deck overlooks the spacious fenced back yard. Storage building. This home is move-in ready!

29. 2020-11-10
    listed $89,900 465-char remark

    Show marketing remark (465 chars)

    Charming NW Ardmore home, 3BR 1BA with 2 living areas. With an addition of a closet, the 2nd living area could be a 4th bedroom. Dining areas include a breakfast bar and a dining area between the kitchen and living area. The large utility room is conveniently located near the kitchen. This home is newly remodeled including carpet and paint. Brand new roof. A large wooden deck overlooks the spacious fenced back yard. Storage building. This home is move-in ready!

30. 2000-07-27
    soldstatus $47,500

ⓘ 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: $1,179 · $98/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$32/yr (+$3/mo · 2.7%)

ⓘ 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 ≥112°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: $17,046
• − Mortgage interest: −$7,534
• − Property taxes: −$1,179
• − Insurance: −$672
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$3,913
• Taxable income: $1,020
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $2,906/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

+183.2% since first listed

13 events — show timeline

• 2026-03-27 Price Changed $134,500 MLS Technology, Inc.
• 2026-03-03 Price Changed $145,000 MLS Technology, Inc.
• 2025-12-15 Listed $149,500 MLS Technology, Inc.
• 2025-01-15 Sold (Public Records) $126,500 Public Records
• 2025-01-14 Sold (MLS) $126,500 MLS Technology, Inc.
• 2024-12-12 Pending — MLS Technology, Inc.
• 2024-10-29 Price Changed $121,000 MLS Technology, Inc.
• 2024-09-18 Listed $126,500 MLS Technology, Inc.
• 2021-04-05 Sold (Public Records) $85,000 Public Records
• 2021-03-30 Sold (MLS) $85,000 MLS Technology, Inc.
• 2021-03-08 Listing Removed — MLS Technology, Inc.
• 2020-11-10 Listed $89,900 MLS Technology, Inc.
• 2000-07-27 Sold (Public Records) $47,500 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,179 · +5.1% YoY. Source: county tax records.