708 NE A St · Ardmore, OK 73401

$145,000

3 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 158 Days on market

Built 1950 Est $139k · at est.

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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 +22.9/30.0
• DSCR +7.4/10.0
• ARV discount +5.7/15.0
• 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

Opportunity awaits with this 3-bedroom, 2-bath home offering solid bones and plenty of potential. Featuring a functional layout with a comfortable living area, spacious kitchen with island, dedicated dining space, and generously sized bedrooms, this property is ready for your vision. The home does need some updates and cosmetic work, but with the right touch it could truly shine. Ideal for buyers looking to personalize their space or investors seeking their next project. Convenient layout, fenced yard, and a great chance to add value—bring your ideas and make this one your own!

Key facts

• Fenced yard
• Spacious kitchen
• Functional layout

Tags

• FENCED YARD
• SPACIOUS KITCHEN
• DEDICATED DINING SPACE
• FUNCTIONAL LAYOUT

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Built using wood frame and asbestos materials; Asphalt/fiberglass roof
• Exterior features: Covered porch; Partial fencing; Mature trees

Interior

• Kitchen: Gas range/oven; Stove; Refrigerator
• Flooring: Laminate; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Laminate counters; Gas oven connection; No additional interior safety features listed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $256 ($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 $141k (2.5% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 $1k 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 $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $145k implies a 314% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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 1950 — 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: 0.98% ✗
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $139,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 NE 7th Ave	0.06mi	2/1.5 (-1)	1,313 (-0%)	2mo	$16,450	$13	88
801 B St NW	0.31mi	2/1.0 (-1)	1,320 (+0%)	4mo	$127,500	$97	77
602 B St NW	0.29mi	3/1.0	1,440 (+9%)	4mo	$49,500	$34	68
915 Martin Luther King Dr	0.55mi	3/1.0	1,223 (-7%)	3mo	$41,000	$34	60
408 NW 11th St	0.56mi	2/1.0 (-1)	1,194 (-9%)	1mo	$140,000	$117	52
518 3rd Ave NW	0.64mi	2/1.0 (-1)	1,244 (-6%)	5mo	$89,000	$72	51
1005 E NW	0.62mi	3/2.0	1,255 (-5%)	12mo	$169,000	$135	49
903 D NW	0.52mi	3/1.0	1,478 (+12%)	7mo	$105,000	$71	49
504 5th NW	0.57mi	2/1.0 (-1)	1,162 (-12%)	3mo	$138,000	$119	47
700 D St NW	0.45mi	3/2.0	1,494 (+14%)	10mo	$164,400	$110	44
1220 Hargrove	0.73mi	3/1.0	1,182 (-10%)	7mo	$155,000	$131	43
16 NW 15th Ave	0.63mi	3/2.0	1,188 (-10%)	12mo	$126,000	$106	40

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-758
• Equity at exit: $21,620

10-year hold

• IRR: 12.9%
• Equity multiple: 2.21×
• Total profit: $49,291
• Equity at exit: $12,537

Cash invested: $40,600 (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: $1,414 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$40 /mo · $486/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $256

Break-even live

Break-even rent $1,090

Max offer price $145,000

Occupancy floor 77%

Sensitivity live

Price	-10% $338	-5% $297	+0% $256	+5% $215	+10% $174
Rent	-10% $144	-5% $200	+0% $256	+5% $312	+10% $368
Rate	-1.0pp $329	-0.5pp $293	base $256	+0.5pp $218	+1.0pp $180

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $145,000 Active 158 DOM
2. 2026-06-18
   days on market $145,000 Active 157 DOM
3. 2026-06-17
   days on market $145,000 Active 156 DOM
4. 2026-06-16
   days on market $145,000 Active 155 DOM
5. 2026-06-15
   days on market $145,000 Active 154 DOM
6. 2026-06-14
   days on market $145,000 Active 152 DOM
7. 2026-06-12
   days on market $145,000 Active 151 DOM
8. 2026-06-09
   days on market $145,000 Active 148 DOM
9. 2026-06-08
   days on market $145,000 Active 147 DOM
10. 2026-06-07
    days on market $145,000 Active 146 DOM
11. 2026-06-05
    days on market $145,000 Active 143 DOM
12. 2026-06-03
    days on market $145,000 Active 142 DOM
13. 2026-06-02
    days on market $145,000 Active 141 DOM
14. 2026-06-01
    days on market $145,000 Active 140 DOM
15. 2026-05-31
    days on market $145,000 Active 139 DOM
16. 2026-05-30
    days on market $145,000 Active 138 DOM
17. 2026-01-12
    listed $145,000 Active
18. 2004-11-08
    soldstatus $35,000

ⓘ 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: $486 · $40/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$819/yr (+$68/mo · 168.5%)

ⓘ 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: $16,970
• − Mortgage interest: −$8,122
• − Property taxes: −$486
• − Insurance: −$725
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$4,218
• Taxable income: $703
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $2,902/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

+314.3% since first listed

2 events — show timeline

• 2026-01-12 Listed $145,000 MLS Technology, Inc.
• 2004-11-08 Sold (Public Records) $35,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $486 · -0.4% YoY. Source: county tax records.