434 Locust St NW · Ardmore, OK 73401

$158,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 183 Days on market

Built 1955 9,583 sqft lot Est $137k · 15% 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 +15.5/30.0
• DSCR +4.8/10.0
• Rent growth +4.3/5.0
• 1% rule +3.9/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks

Step into this cozy, updated 3-bedroom, 1-bath home and instantly feel at ease. Inside, you’ll find a large den and nicely sized bedrooms, along with fresh carpet and numerous interior updates throughout. The modernized living spaces create a warm, move-in–ready feel. Outside, the property features a large backyard—perfect for gatherings, gardening, or play—with two storage buildings providing extra space for tools, hobbies, or seasonal items. Ideally located near the hospital, shopping, schools, and a park, this home combines everyday convenience with a quiet residential atmosphere. A great option for families, first-time buyers, or anyone looking for an updated hom

Key facts

• Large den
• Large backyard
• Updated home

Tags

• LARGE DEN
• LARGE BACKYARD
• TWO STORAGE BUILDINGS
• UPDATED HOME
• PRIME LOCATION

Property features AI

Finance

• Financial info: $794 annual tax (2024)

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Slab foundation
• Construction: Brick veneer and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio; Patio; Fire pit; Shed(s); Workshop; Chain link fencing; Mature trees

Interior

• Kitchen: Oven; Range; Stove
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Laminate counters; Cable TV connection; Ceiling fan(s); Gas range and oven connections; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $64 ($765/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 (11.0% below list).
• Recommended offer: $139k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: 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: Charles Evans Es (math 17% / reading 23%, grade F, #469 of 845 statewide, top 56%, 398 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); 382 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 183 days — a 12% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 1955 — 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 $139,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1955 — 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: 0.89% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $137,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
430 Locust	0.02mi	3/1.0	1,237 (+7%)	6mo	$141,000	$114	81
1908 Choctaw Ave	0.26mi	3/1.5	1,194 (+4%)	2mo	$142,500	$119	78
1817 Comanche	0.22mi	3/1.0	1,224 (+6%)	2mo	$147,500	$121	78
426 Elm	0.31mi	3/1.5	1,128 (-2%)	7mo	$89,000	$79	74
703 Campbell	0.62mi	3/1.0	1,104 (-4%)	4mo	$139,000	$126	61
722 NW Maxwell St	0.63mi	2/1.0 (-1)	1,144 (-1%)	6mo	$135,000	$118	60
800 Cottonwood	0.50mi	3/2.0	1,215 (+6%)	6mo	$145,000	$119	59
428 Elm	0.32mi	3/2.0	1,012 (-12%)	7mo	$139,000	$137	55
1618 Mount Washington St	0.52mi	2/1.0 (-1)	1,248 (+8%)	2mo	$120,000	$96	55
705 Elizabeth	0.74mi	3/1.0	1,232 (+7%)	4mo	$165,000	$134	51
625 Northwest Ave	0.75mi	3/1.0	1,239 (+8%)	6mo	$75,000	$61	47
923 Maxwell St	0.75mi	3/1.0	1,304 (+13%)	2mo	$169,900	$130	42

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: -8.9%
• Equity multiple: 0.66×
• Total profit: $-15,082
• Equity at exit: $23,558

10-year hold

• IRR: 5.4%
• Equity multiple: 1.48×
• Total profit: $21,122
• Equity at exit: $13,661

Cash invested: $44,240 (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: 382
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$152 /mo · $1,827/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $64

Break-even live

Break-even rent $1,325

Max offer price $158,000

Occupancy floor 90%

Sensitivity live

Price	-10% $153	-5% $108	+0% $64	+5% $19	+10% $-26
Rent	-10% $-47	-5% $8	+0% $64	+5% $119	+10% $175
Rate	-1.0pp $143	-0.5pp $104	base $64	+0.5pp $23	+1.0pp $-19

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-31
   days on market $158,000 Active 183 DOM
2. 2026-05-30
   days on market $158,000 Active 182 DOM
3. 2026-03-10
   price $158,000
4. 2026-01-13
   price $161,000
5. 2025-11-29
   listed $162,000 Active
6. 2025-11-01
   historical
7. 2025-09-01
   price $165,000
8. 2025-07-30
   listed $175,900 Active
9. 2025-06-23
   historical
10. 2025-05-31
    listed $162,000 Active
11. 2025-05-22
    historical
12. 2025-05-08
    price $155,000
13. 2025-04-25
    price $158,000
14. 2025-03-07
    listed $159,000 Active
15. 2024-10-25
    soldstatus $152,500 Closed
16. 2024-10-14
    status Pending
17. 2024-08-19
    listed $152,500 Active
18. 2007-10-03
    soldstatus $72,000

ⓘ 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: $1,827 · $152/mo
• Projected year-2 tax: $1,827 · $152/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: $16,867
• − Mortgage interest: −$8,850
• − Property taxes: −$1,827
• − Insurance: −$790
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$4,596
• Taxable loss: −$1,896
• Est. tax savings @ 24.0%: +$455
• After-tax cash flow: $1,220/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

+119.4% since first listed

16 events — show timeline

• 2026-03-10 Price Changed $158,000 MLS Technology, Inc.
• 2026-01-13 Price Changed $161,000 MLS Technology, Inc.
• 2025-11-29 Listed $162,000 MLS Technology, Inc.
• 2025-11-01 Listing Removed — MLSOK
• 2025-09-01 Price Changed $165,000 MLSOK
• 2025-07-30 Listed $175,900 MLSOK
• 2025-06-23 Listing Removed — MLSOK
• 2025-05-31 Listed $162,000 MLSOK
• 2025-05-22 Listing Removed — MLSOK
• 2025-05-08 Price Changed $155,000 MLSOK
• 2025-04-25 Price Changed $158,000 MLSOK
• 2025-03-07 Listed $159,000 MLSOK
• 2024-10-25 Sold (MLS) $152,500 MLS Technology, Inc.
• 2024-10-14 Pending — MLS Technology, Inc.
• 2024-08-19 Listed $152,500 MLS Technology, Inc.
• 2007-10-03 Sold (Public Records) $72,000 Public Records

Property tax history

+14.2%/yr

Latest (2025): $1,827 · +130.1% YoY. Source: county tax records.