1409 B NW · Ardmore, OK 73401

$125,000

2 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 23 Days on market

Built 1950 7,405 sqft lot Est $132k · 5% 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 +9.8/15.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• 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

Newly remodeled home that is a cute as can be. Major updates include a new roof in 2026, all new pex plumbing, new 200-amp breaker, HVAC only 2 years old, new floors, countertops and back splash, new entry door. The garage has been enclosed with a new sliding door entry also. The laundry facilities are in this large space which could have multiple uses. The kitchen, dining and living are arranged in an open floor plan with beautiful wood look lock together laminate flooring, new paint throughout and a cute kitchen with a tile backsplash sets this area off. This home is located only 2 blocks from an elementary school and conveniently located to the local businesses and medical facilities. Yo

Key facts

• New floors
• New pex plumbing
• New 200-amp breaker

Tags

• NEW ROOF
• NEW PEX PLUMBING
• NEW 200-AMP BREAKER
• HVAC ONLY 2 YEARS OLD
• NEW FLOORS
• NEW COUNTERTOPS

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Built with wood frame and asbestos materials; Asphalt/fiberglass roof
• Exterior features: Covered porch; Porch; Shed(s); Chain link fencing; Mature trees

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Stove
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceramic countertops; Ceiling fan(s); Vinyl window frames; Electric oven/range connections
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $212 ($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 $122k (2.4% below list).
• Recommended offer: $122k (2.4% below list) — sets the bar for 1% rule.
• 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).

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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $121,960 (2.4% below list)

Questions for the listing agent

1. Built in 1950 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 8.33%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $131,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 NW 11th St	0.33mi	2/1.0	1,194 (+12%)	1mo	$140,000	$117	63
1412 Healdton Blvd	0.54mi	3/1.0 (+1)	1,124 (+6%)	2mo	$144,300	$128	58
703 Campbell	0.59mi	3/1.0 (+1)	1,104 (+4%)	4mo	$139,000	$126	57
113 10th Ave NE	0.48mi	2/1.0	938 (-12%)	3mo	$83,000	$88	56
1218 G St NW	0.61mi	2/1.0	1,000 (-6%)	7mo	$90,000	$90	56
428 Elm	0.49mi	3/2.0 (+1)	1,012 (-5%)	7mo	$139,000	$137	54
1220 Hargrove	0.35mi	3/1.0 (+1)	1,182 (+11%)	7mo	$155,000	$131	54
426 Elm	0.49mi	3/1.5 (+1)	1,128 (+6%)	7mo	$89,000	$79	54
818 Northwest Blvd	0.53mi	2/1.0	928 (-13%)	3mo	$114,900	$124	52
1115 Harris St	0.52mi	2/2.0	1,180 (+11%)	4mo	$128,000	$108	50
504 5th NW	0.70mi	2/1.0	1,162 (+9%)	3mo	$138,000	$119	49
421 Elm	0.51mi	3/1.5 (+1)	926 (-13%)	2mo	$132,000	$143	46

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,209
• Equity at exit: $18,638

10-year hold

• IRR: 12.6%
• Equity multiple: 2.18×
• Total profit: $41,316
• 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: 8.5×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $212

Break-even live

Break-even rent $952

Max offer price $125,000

Occupancy floor 78%

Sensitivity live

Price	-10% $282	-5% $247	+0% $212	+5% $176	+10% $141
Rent	-10% $115	-5% $164	+0% $212	+5% $260	+10% $308
Rate	-1.0pp $275	-0.5pp $244	base $212	+0.5pp $179	+1.0pp $146

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 18 events

1. 2026-06-19
   days on market $125,000 Active 23 DOM
2. 2026-06-18
   days on market $125,000 Active 22 DOM
3. 2026-06-17
   days on market $125,000 Active 21 DOM
4. 2026-06-17
   price $125,000 Active 20 DOM
5. 2026-06-16
   days on market $139,000 Active 20 DOM
6. 2026-06-15
   days on market $139,000 Active 19 DOM
7. 2026-06-14
   days on market $139,000 Active 17 DOM
8. 2026-06-12
   days on market $139,000 Active 16 DOM
9. 2026-06-09
   days on market $139,000 Active 13 DOM
10. 2026-06-08
    days on market $139,000 Active 12 DOM
11. 2026-06-07
    days on market $139,000 Active 11 DOM
12. 2026-06-05
    days on market $139,000 Active 8 DOM
13. 2026-06-03
    days on market $139,000 Active 7 DOM
14. 2026-06-02
    days on market $139,000 Active 6 DOM
15. 2026-06-01
    days on market $139,000 Active 5 DOM
16. 2026-05-31
    days on market $139,000 Active 4 DOM
17. 2026-05-30
    days on market $139,000 Active 3 DOM
18. 2026-05-26
    listed $139,000 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: $530 · $44/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$595/yr (+$50/mo · 112.3%)

ⓘ 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 ≥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: $14,635
• − Mortgage interest: −$7,002
• − Property taxes: −$530
• − Insurance: −$625
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$3,636
• Taxable income: $500
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $2,421/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

• 2026-05-26 Listed $139,000 MLS Technology, Inc.

Property tax history

+6.8%/yr

Latest (2025): $530 · +5.0% YoY. Source: county tax records.