1325 W Idaho Ave · Chickasha, OK 73018

$145,000

3 bd · 1.0 ba · 1,617 sqft · SingleFamily public records · 101 Days on market

Built 1940 6,970 sqft lot Est $150k · at est. ↓ 9% since listing

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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 +18.1/30.0
• ARV discount +9.1/15.0
• DSCR +5.7/10.0
• 1% rule +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't judge a book by its cover, when you walk into this Beautiful 4-bedroom 2 bath home with a lot of character you will find granite countertops, spacious laundry room, covered patio, shed, detached garage and a double carport. House roof was replaced less then 5 years ago.

Key facts

• 2 car carport
• Utility room
• Relaxing back yard

Tags

• GRANITE COUNTER TOPS
• UTILITY ROOM
• DETACHED SINGLE CAR GARAGE
• 2 CAR CARPORT
• COVERED PATIO
• RELAXING BACK YARD

Property features AI

Finance

• Other: Homestead exemption indicated; Located in Chickasha OT addition; Occupied; No storm shelter
• Financial info: Loan qualifying is available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage; Additional parking in backyard with concrete surface
• Home design: Single-family residence; One-level entry; Property faces north; Residential property
• Construction: Brick and frame construction; Frame elements; Composition roof; Conventional foundation; Built (existing)
• Exterior features: Covered patio; Outbuildings with storage and workshop; Chain link fencing; Interior lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Zoned heating; Window unit cooling
• Interior features: Two living areas; Gas log fireplace

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 $129 ($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 $136k (6.1% below list).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.8% in Chickasha — 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 66/100 on livability (#117 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Chickasha (town): math 23% / reading 27% proficiency, ranked #115 of 270 in OK (top 43%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Grand Avenue Es (math 40% / reading 31%, grade F, #165 of 845 statewide, top 20%, 490 students, 0% FRL); Chickasha Hs (math 12% / reading 27%, grade F, #296 of 447 statewide, top 67%, 749 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 203 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 224 units permitted in Grady 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.
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 D-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. 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?
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: 0.94% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $150,381
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 W Minnesota Ave	0.20mi	3/2.0	1,639 (+1%)	7mo	$40,000	$24	79
628 S 12th St	0.12mi	3/2.0	1,470 (-9%)	6mo	$172,000	$117	70
808 W Idaho Ave Ave	0.40mi	3/2.0	1,520 (-6%)	1mo	$177,300	$117	66
1402 S 14th St	0.50mi	3/2.0	1,563 (-3%)	6mo	$145,000	$93	62
1124 S 19th St	0.52mi	3/2.0	1,544 (-4%)	5mo	$129,000	$84	60
802 S 20th St	0.50mi	3/2.0	1,735 (+7%)	1mo	$135,000	$78	59
1123 W Kansas Ave	0.43mi	3/2.0	1,471 (-9%)	2mo	$121,536	$83	59
706 S 19th St	0.42mi	4/2.0 (+1)	1,772 (+10%)	2mo	$190,000	$107	54
316 S 6th St	0.65mi	3/2.0	1,532 (-5%)	7mo	$50,000	$33	51
1127 S 19th St	0.49mi	3/2.0	1,772 (+10%)	7mo	$203,500	$115	51
1008 W Colorado St	0.44mi	2/1.0 (-1)	1,403 (-13%)	7mo	$47,500	$34	47
120 N 17th St	0.59mi	4/2.0 (+1)	1,402 (-13%)	3mo	$145,000	$103	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-15,324
• Equity at exit: $21,620

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-2,857
• 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 73018

• Home prices YoY: -21.1%
• Active inventory: 203
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,362 high
• Mortgage (P&I): −$760
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $129

Break-even live

Break-even rent $1,199

Max offer price $145,000

Occupancy floor 86%

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: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 S 14th St Chickasha, OK	3.0	2.0	1485	$1,395	$0.94	1d	1	0.23mi
1024 S 13th St Chickasha, OK	2.0	2.0	1265	$925	$0.73	10d	1	0.25mi
519 W Minnesota Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	1d	1	0.66mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	3d	1	0.86mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	23d	1	0.86mi
607 W Wisconsin Ave Chickasha, OK	3.0	2.0	1270	$1,395	$1.10	10d	1	1.04mi
3507 W Mississippi Ave Chickasha, OK	4.0	2.0	1240	$1,474	$1.19	1d	1	1.36mi
641 Marlin Ct Chickasha, OK	2.0–3.0	2.0	1300	$1,595	$1.23	1d	3	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $145,000 Active 101 DOM
2. 2026-06-17
   days on market $145,000 Active 100 DOM
3. 2026-06-16
   days on market $145,000 Active 99 DOM
4. 2026-06-15
   days on market $145,000 Active 98 DOM
5. 2026-06-13
   days on market $145,000 Active 96 DOM
6. 2026-06-09
   days on market $145,000 Active 92 DOM
7. 2026-06-08
   days on market $145,000 Active 91 DOM
8. 2026-06-07
   days on market $145,000 Active 90 DOM
9. 2026-06-05
   days on market $145,000 Active 87 DOM
10. 2026-06-03
    days on market $145,000 Active 86 DOM
11. 2026-06-02
    days on market $145,000 Active 85 DOM
12. 2026-06-01
    days on market $145,000 Active 84 DOM
13. 2026-05-31
    days on market $145,000 Active 83 DOM
14. 2026-03-09
    listed $145,000 Active
15. 2023-06-05
    soldstatus $135,000 Closed 276-char remark

    Show marketing remark (276 chars)

    Don't judge a book by its cover, when you walk into this Beautiful 4-bedroom 2 bath home with a lot of character you will find granite countertops, spacious laundry room, covered patio, shed, detached garage and a double carport. House roof was replaced less then 5 years ago.

16. 2023-05-31
    soldstatus $135,000
17. 2023-04-21
    status Pending 276-char remark

    Show marketing remark (276 chars)

    Don't judge a book by its cover, when you walk into this Beautiful 4-bedroom 2 bath home with a lot of character you will find granite countertops, spacious laundry room, covered patio, shed, detached garage and a double carport. House roof was replaced less then 5 years ago.

18. 2023-04-20
    price $137,500 276-char remark

    Show marketing remark (276 chars)

    Don't judge a book by its cover, when you walk into this Beautiful 4-bedroom 2 bath home with a lot of character you will find granite countertops, spacious laundry room, covered patio, shed, detached garage and a double carport. House roof was replaced less then 5 years ago.

19. 2023-04-11
    price $144,000 276-char remark

    Show marketing remark (276 chars)

    Don't judge a book by its cover, when you walk into this Beautiful 4-bedroom 2 bath home with a lot of character you will find granite countertops, spacious laundry room, covered patio, shed, detached garage and a double carport. House roof was replaced less then 5 years ago.

20. 2023-03-29
    price $149,000 276-char remark

    Show marketing remark (276 chars)

    Don't judge a book by its cover, when you walk into this Beautiful 4-bedroom 2 bath home with a lot of character you will find granite countertops, spacious laundry room, covered patio, shed, detached garage and a double carport. House roof was replaced less then 5 years ago.

21. 2023-03-20
    listed $159,000 Active 276-char remark

    Show marketing remark (276 chars)

    Don't judge a book by its cover, when you walk into this Beautiful 4-bedroom 2 bath home with a lot of character you will find granite countertops, spacious laundry room, covered patio, shed, detached garage and a double carport. House roof was replaced less then 5 years ago.

ⓘ 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: $1,515 · $126/mo
• Projected year-2 tax: $1,515 · $126/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 ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,338
• − Mortgage interest: −$8,122
• − Property taxes: −$1,515
• − Insurance: −$725
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$4,218
• Taxable loss: −$857
• Est. tax savings @ 24.0%: +$206
• After-tax cash flow: $1,748/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: Chickasha
• NCES district ID: 4007560
• Math proficiency: 23% ▼ -11.00%
• Reading proficiency: 27% ▼ -8.00%
• Median HH income: $38,561
• Composite: 20.95/100
• National rank: #8476
• State rank: #115 of 270 in OK

Livability — Chickasha

• Score: 66/100
• State rank: #117
• US rank: #11902

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chickasha, OK
• County: Grady County · 20,505 people
• City population: 20,505
• Metro: Oklahoma City, OK
• Population (ZIP): 20,505
• Household income: $56,484
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 685.0

Population outlook (Grady County) Hauer SSP2

• Today (2025): 59,962 people
• By 2030: 62,513 · +4.3%
• By 2040: 67,338 · +12.3%
• By 2050: 71,719 · +19.6%
• By 2075: 82,684 · +37.9%
• By 2100: 89,387 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 11% Hispanic / Latino 9% Black 5% Native American 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Iranian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Grady

• 2024 margin: Solid R (+62.7) · D 17.9% · R 80.6% · Other 1.5%
• 2008→2024 swing: -16.0pp toward R · 2008: -46.7pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+62.3 2016: R+60.3 2012: R+51.2 2008: R+46.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.82%
• Current HPI: 249.6051
• Rent YoY: —
• Metro: Oklahoma City, 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

-8.8% since first listed

8 events — show timeline

• 2026-03-09 Listed $145,000 MLSOK
• 2023-06-05 Sold (MLS) $135,000 MLSOK
• 2023-05-31 Sold (Public Records) $135,000 Public Records
• 2023-04-21 Pending — MLSOK
• 2023-04-20 Price Changed $137,500 MLSOK
• 2023-04-11 Price Changed $144,000 MLSOK
• 2023-03-29 Price Changed $149,000 MLSOK
• 2023-03-20 Listed $159,000 MLSOK

Property tax history

+15.0%/yr

Latest (2025): $1,515 · +0.6% YoY. Source: county tax records.