1108 Hailey SW · Ardmore, OK 73401

$165,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 23 Days on market

Built 2005 Good condition 0.34 ac lot Est $152k · 8% over

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Why this score? — see what drove the D- 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 +13.4/30.0
• Rent growth +4.3/5.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• ARV discount +3.8/15.0
• 1% rule +3.6/10.0
• Livability +2.9/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for room to grow in SW Ardmore? This tastefully updated 3bd/2ba brick home is situated on four sprawling city lots, giving you a sprawling, fully fenced yard provides endless space for play, while the in-ground storm cellar offers year-round peace of mind. Inside, all the work has been done for you with fresh paint, new flooring, and updated light fixtures. Whip up meals on the gas stove while the family gathers in the spacious living room or hangs out on the back patio. Out front, a large concrete driveway is ready for off-street parking, chalk art, or bike riding. Come see your new home—schedule a private showing today!

Key facts

• Gas stove
• Four city lots
• Fully fenced yard

Tags

• FOUR CITY LOTS
• FULLY FENCED YARD
• IN-GROUND STORM CELLAR
• GAS STOVE
• LARGE CONCRETE DRIVEWAY

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: Storm shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-story; Faces west; Slab foundation
• Construction: Brick veneer and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered patio and porch; Concrete driveway; Chain link fencing; Storm shelter

Interior

• Kitchen: Dishwasher; Oven / Range / Stove; Gas range connection
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fans; Laminate countertops; Vinyl windows
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3 ($30/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 $142k (13.7% below list).
• Recommended offer: $142k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: crime F, amenities F, commute 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.
• Zoned schools: Will Rogers Es (352 students, 0% FRL); Ardmore Ms (math 7% / reading 12%, grade F, #299 of 345 statewide, top 88%, 498 students, 0% FRL); Ardmore Hs (math 12% / reading 17%, grade F, #348 of 447 statewide, top 79%, 751 students, 0% FRL) — zoned schools average 0% FRL vs 73% district-wide (73 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+7.4%/yr); 381 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 $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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• 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 $142,424 (13.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $152,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 Hailey SW	0.03mi	3/2.0	1,215 (-4%)	20mo	$135,000	$111	76
1120 G St SW	0.08mi	3/2.0	1,426 (+13%)	7mo	$177,000	$124	68
420 Wheeler St SW	0.52mi	3/1.0	1,220 (-3%)	7mo	$113,400	$93	60
518 Frisco Ln	0.42mi	3/1.5	1,392 (+10%)	2mo	$169,000	$121	59
816 Harbin	0.40mi	3/2.0	1,388 (+10%)	10mo	$220,000	$159	56
526 H St SW	0.40mi	4/1.5 (+1)	1,373 (+9%)	5mo	$144,900	$106	55
912 P SW	0.64mi	3/2.0	1,356 (+8%)	9mo	$145,000	$107	50
909 SE D St	0.60mi	3/1.0	1,181 (-6%)	10mo	$142,500	$121	49
423 F St SW	0.52mi	2/1.0 (-1)	1,227 (-3%)	18mo	$150,000	$122	48
324 D St SW	0.64mi	3/2.0	1,429 (+13%)	3mo	$179,000	$125	45
923 3rd SW	0.69mi	2/1.0 (-1)	1,156 (-8%)	11mo	$125,000	$108	36
1212 3rd Ave SW	0.69mi	3/2.0	1,444 (+15%)	16mo	$155,000	$107	30

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: -11.5%
• Equity multiple: 0.57×
• Total profit: $-20,011
• Equity at exit: $24,602

10-year hold

• IRR: 3.1%
• Equity multiple: 1.27×
• Total profit: $12,265
• Equity at exit: $14,266

Cash invested: $46,200 (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: 381
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$189 /mo · $2,263/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $3

Break-even live

Break-even rent $1,421

Max offer price $165,000

Occupancy floor 95%

Sensitivity live

Price	-10% $96	-5% $49	+0% $3	+5% $-44	+10% $-91
Rent	-10% $-110	-5% $-54	+0% $3	+5% $59	+10% $115
Rate	-1.0pp $86	-0.5pp $45	base $3	+0.5pp $-40	+1.0pp $-84

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-05
   status $165,000 Pending 23 DOM
2. 2026-06-03
   days on market $165,000 Active 23 DOM
3. 2026-06-02
   days on market $165,000 Active 22 DOM
4. 2026-06-01
   days on market $165,000 Active 21 DOM
5. 2026-05-31
   days on market $165,000 Active 20 DOM
6. 2026-05-30
   days on market $165,000 Active 19 DOM
7. 2026-05-15
   status Active
8. 2026-04-27
   status Pending
9. 2026-04-23
   listed $165,000 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: $2,263 · $189/mo
• Projected year-2 tax: $2,263 · $189/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $17,091
• − Mortgage interest: −$9,243
• − Property taxes: −$2,263
• − Insurance: −$825
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$4,800
• Taxable loss: −$2,774
• Est. tax savings @ 24.0%: +$666
• After-tax cash flow: $696/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This tastefully updated 3-bedroom, 2-bathroom brick home is move-in ready with fresh paint, new flooring, and updated appliances. The spacious yard and in-ground storm cellar add to its appeal.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both HVAC upgrade — improves comfort and energy efficiency
• Both exterior paint — refreshes the home's appearance

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both HVAC upgrade — improves comfort and energy efficiency ↑
• Both exterior paint — refreshes the home's appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-05-15 Relisted — MLS Technology, Inc.
• 2026-04-27 Pending — MLS Technology, Inc.
• 2026-04-23 Listed $165,000 MLS Technology, Inc.

Property tax history

+25.4%/yr

Latest (2025): $2,263 · -2.6% YoY. Source: county tax records.