616 8th SE · Ardmore, OK 73401

$39,500

2 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 42 Days on market

Built 1942 8,625 sqft lot ↓ 20% since listing

---

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
• ARV discount +7.5/15.0
• 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

Calling all investors and DIYers! This 2-bedroom, 1-bath Ardmore home has been placed under city condemnation and will need repairs to meet inspection requirements—but the location is hard to beat! Close to schools, churches, shopping, and local rodeos, this fixer-upper has great potential once updated. A solid project for someone looking to invest and revitalize a property in a great area.

Key facts

• Close to schools
• Close to shopping
• Fixer-upper

Tags

• FIXER-UPPER
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Built with wood frame and asbestos materials; Asphalt/fiberglass roof
• Exterior features: Porch; Chain link fencing; No additional exterior features listed

Interior

• Kitchen: Oven; Range
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Window unit(s) for cooling
• Interior features: Aluminum frame windows; No additional interior features listed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.1% 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 $273 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: built in 1942 — 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 $38,315 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 3.25% ✓
• Cap rate: 29.05%
• Cash-on-cash: 81.28%
• DSCR: 4.62
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $121,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Carter St	0.46mi	3/2.0 (+1)	1,255 (-5%)	2mo	$160,000	$127	59
701 4th Ave SE	0.35mi	3/1.0 (+1)	1,235 (-7%)	10mo	$35,000	$28	59
410 D SE	0.36mi	2/1.0	1,390 (+5%)	20mo	$59,000	$42	59
603 SE 4th Ave	0.35mi	2/2.0	1,512 (+14%)	1mo	$150,000	$99	55
915 Myrtle St	0.38mi	3/1.0 (+1)	1,300 (-2%)	24mo	$135,000	$104	54
818 B SE	0.44mi	3/1.0 (+1)	1,309 (-1%)	23mo	$80,000	$61	53
310 G SE	0.41mi	3/1.5 (+1)	1,407 (+6%)	14mo	$130,000	$92	52
909 SE D St	0.36mi	3/1.0 (+1)	1,181 (-11%)	10mo	$142,500	$121	52
417 E St SE	0.30mi	3/2.0 (+1)	1,486 (+12%)	6mo	$65,000	$44	52
201 School St	0.53mi	3/2.0 (+1)	1,480 (+12%)	3mo	$17,000	$11	45
41 G SE	0.69mi	3/1.0 (+1)	1,156 (-13%)	1mo	$50,000	$43	41
904 E Springdale Loop	0.64mi	3/2.0 (+1)	1,438 (+8%)	20mo	$260,000	$181	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: 86.4%
• Equity multiple: 5.27×
• Total profit: $47,227
• Equity at exit: $5,890

10-year hold

• IRR: 90.5%
• Equity multiple: 12.68×
• Total profit: $129,127
• Equity at exit: $3,415

Cash invested: $11,060 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,282 medium
• Mortgage (P&I): −$207
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $749

Break-even live

Break-even rent $334

Max offer price $39,500

Occupancy floor 37%

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $39,500 Active 42 DOM
2. 2026-06-18
   days on market $39,500 Active 41 DOM
3. 2026-06-17
   days on market $39,500 Active 40 DOM
4. 2026-06-16
   days on market $39,500 Active 39 DOM
5. 2026-06-15
   days on market $39,500 Active 38 DOM
6. 2026-06-14
   days on market $39,500 Active 36 DOM
7. 2026-06-12
   days on market $39,500 Active 35 DOM
8. 2026-06-09
   days on market $39,500 Active 32 DOM
9. 2026-06-08
   days on market $39,500 Active 31 DOM
10. 2026-06-07
    days on market $39,500 Active 30 DOM
11. 2026-06-05
    days on market $39,500 Active 27 DOM
12. 2026-06-03
    days on market $39,500 Active 26 DOM
13. 2026-06-02
    days on market $39,500 Active 25 DOM
14. 2026-06-01
    days on market $39,500 Active 24 DOM
15. 2026-05-31
    days on market $39,500 Active 23 DOM
16. 2026-05-30
    days on market $39,500 Active 22 DOM
17. 2026-05-08
    listed $39,500 Active
18. 2026-05-07
    historical
19. 2026-03-19
    price $39,500
20. 2026-03-19
    status Active
21. 2026-03-06
    status Pending
22. 2025-11-07
    listed $49,500 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: $485 · $40/mo
• Projected year-2 tax: $485 · $40/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 12% 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: $15,390
• − Mortgage interest: −$2,213
• − Property taxes: −$485
• − Insurance: −$198
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$1,149
• Taxable income: $8,883
• Est. tax owed @ 24.0%: −$2,132
• After-tax cash flow: $6,858/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

-20.2% since first listed

6 events — show timeline

• 2026-05-08 Listed $39,500 MLS Technology, Inc.
• 2026-05-07 Listing Removed — MLS Technology, Inc.
• 2026-03-19 Price Changed $39,500 MLS Technology, Inc.
• 2026-03-19 Relisted — MLS Technology, Inc.
• 2026-03-06 Pending — MLS Technology, Inc.
• 2025-11-07 Listed $49,500 MLS Technology, Inc.

Property tax history

+13.6%/yr

Latest (2025): $485 · +2.1% YoY. Source: county tax records.