1610 Tower Dr · Ardmore, OK 73401

$134,900

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 140 Days on market

Built 1956 6,970 sqft lot Est $132k · at est.

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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 +20.1/30.0
• ARV discount +6.6/15.0
• DSCR +6.4/10.0
• 1% rule +4.9/10.0
• 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

Recently updated, super cute 3-bedroom 1-bath home with a tenant in place – an enticing prospect for investors looking for a seamless income opportunity. Original oak floors throughout - sanded & refinished 2022! Currently in an active lease. Property is also listed in a package with 3 other rental properties under 00 H NW

Key facts

• All appliances stay
• 6,970 sq ft lot
• Garage

Tags

• ORIGINAL HARDWOOD FLOORS
• FULLY FENCED BACKYARD
• ALL APPLIANCES STAY

Property features AI

Finance

• HOA & community: Gutter(s) noted as a community/maintenance feature

Exterior

• Parking: Attached garage (1 car)
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Fiber optic available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Built with vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered porch; Porch; Rain gutters; Chain link fence; Storm shelter

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High speed internet; Wired for data; Ceiling fan(s); Quartz counters; Stone counters; Gas range connection; Gas oven connection; Vinyl window frames
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/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 $133k (1.3% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 $933 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 ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago 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 1956 — 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 $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1956 — 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. 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?
8. 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.
9. 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.
10. 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: 0.99% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $132,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1609 Tower Dr	0.03mi	2/1.0 (-1)	864 (-5%)	13mo	$124,900	$145	74
1750 Tower	0.21mi	3/1.5	926 (+2%)	21mo	$151,900	$164	68
1301 9th Ave NW	0.27mi	2/2.0 (-1)	960 (+5%)	4mo	$144,900	$151	66
1216 11th Ave NW	0.33mi	2/2.0 (-1)	840 (-8%)	2mo	$135,000	$161	61
21 M St SW	0.47mi	3/1.0	1,025 (+12%)	7mo	$142,500	$139	52
706 K St NW	0.44mi	3/1.0	1,008 (+10%)	13mo	$86,000	$85	51
16 Q St SW	0.45mi	3/2.0	1,045 (+15%)	11mo	$155,000	$148	41
1218 G St NW	0.70mi	2/1.0 (-1)	1,000 (+10%)	7mo	$90,000	$90	40
708 I St NW	0.50mi	2/2.0 (-1)	1,014 (+11%)	14mo	$142,000	$140	37
709 11th NW	0.60mi	2/1.0 (-1)	828 (-9%)	18mo	$100,000	$121	36
716 G NW	0.64mi	2/1.0 (-1)	800 (-12%)	12mo	$76,000	$95	35
717 Wolverton	0.75mi	2/2.0 (-1)	1,028 (+13%)	23mo	$160,000	$156	16

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,079
• Equity at exit: $20,114

10-year hold

• IRR: 10.5%
• Equity multiple: 1.97×
• Total profit: $36,794
• Equity at exit: $11,664

Cash invested: $37,772 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$121 /mo · $1,450/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $167

Break-even live

Break-even rent $1,120

Max offer price $134,900

Occupancy floor 82%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-12
   statusdays on market $134,900 Pending 140 DOM
2. 2026-06-09
   days on market $134,900 Active 139 DOM
3. 2026-06-08
   days on market $134,900 Active 138 DOM
4. 2026-06-07
   days on market $134,900 Active 137 DOM
5. 2026-06-05
   days on market $134,900 Active 134 DOM
6. 2026-06-03
   days on market $134,900 Active 133 DOM
7. 2026-06-02
   days on market $134,900 Active 132 DOM
8. 2026-06-01
   days on market $134,900 Active 131 DOM
9. 2026-05-31
   days on market $134,900 Active 130 DOM
10. 2026-05-30
    days on market $134,900 Active 129 DOM
11. 2026-01-21
    listed $134,900 Active
12. 2024-09-25
    historical
13. 2024-07-16
    soldstatus $121,000 Closed 337-char remark

    Show marketing remark (337 chars)

    Recently updated, super cute 3-bedroom 1-bath home with a tenant in place – an enticing prospect for investors looking for a seamless income opportunity. Original oak floors throughout - sanded & refinished 2022! Currently in an active lease. Property is also listed in a package with 3 other rental properties under 00 H NW

14. 2024-07-16
    soldstatus $121,000

    Show marketing remark (337 chars)

    Recently updated, super cute 3-bedroom 1-bath home with a tenant in place – an enticing prospect for investors looking for a seamless income opportunity. Original oak floors throughout - sanded & refinished 2022! Currently in an active lease. Property is also listed in a package with 3 other rental properties under 00 H NW

15. 2024-05-20
    status Pending

    Show marketing remark (337 chars)

    Recently updated, super cute 3-bedroom 1-bath home with a tenant in place – an enticing prospect for investors looking for a seamless income opportunity. Original oak floors throughout - sanded & refinished 2022! Currently in an active lease. Property is also listed in a package with 3 other rental properties under 00 H NW

16. 2024-05-20
    status Pending 337-char remark

    Show marketing remark (337 chars)

    Recently updated, super cute 3-bedroom 1-bath home with a tenant in place – an enticing prospect for investors looking for a seamless income opportunity. Original oak floors throughout - sanded & refinished 2022! Currently in an active lease. Property is also listed in a package with 3 other rental properties under 00 H NW

17. 2024-04-23
    listed $139,900 Active

    Show marketing remark (337 chars)

    Recently updated, super cute 3-bedroom 1-bath home with a tenant in place – an enticing prospect for investors looking for a seamless income opportunity. Original oak floors throughout - sanded & refinished 2022! Currently in an active lease. Property is also listed in a package with 3 other rental properties under 00 H NW

18. 2024-04-23
    listed $139,900 Active 337-char remark

    Show marketing remark (337 chars)

    Recently updated, super cute 3-bedroom 1-bath home with a tenant in place – an enticing prospect for investors looking for a seamless income opportunity. Original oak floors throughout - sanded & refinished 2022! Currently in an active lease. Property is also listed in a package with 3 other rental properties under 00 H NW

19. 2023-07-13
    historical
20. 2016-09-15
    soldstatus $70,000
21. 2016-09-13
    soldstatus $70,000
22. 2016-07-26
    listed $72,500

ⓘ 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: $1,450 · $121/mo
• Projected year-2 tax: $1,450 · $121/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $15,978
• − Mortgage interest: −$7,556
• − Property taxes: −$1,450
• − Insurance: −$674
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$3,924
• Taxable loss: −$184
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $2,053/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

+86.1% since first listed

12 events — show timeline

• 2026-01-21 Listed $134,900 MLS Technology, Inc.
• 2024-09-25 Listing Removed — MLSOK
• 2024-07-16 Sold (Public Records) $121,000 Public Records
• 2024-07-16 Sold (MLS) $121,000 MLS Technology, Inc.
• 2024-05-20 Pending — MLSOK
• 2024-05-20 Pending — MLS Technology, Inc.
• 2024-04-23 Listed $139,900 MLS Technology, Inc.
• 2024-04-23 Listed $139,900 MLSOK
• 2023-07-13 Rental Removed — APPFOLIO
• 2016-09-15 Sold (Public Records) $70,000 Public Records
• 2016-09-13 Sold (MLS) $70,000 MLS Technology, Inc.
• 2016-07-26 Listed $72,500 MLS Technology, Inc.

Property tax history

+20.4%/yr

Latest (2025): $1,450 · +32.5% YoY. Source: county tax records.