702 H St NW · Ardmore, OK 73401

$80,000

2 bd · 1.0 ba · 945 sqft · SingleFamily public records · 141 Days on market

Built 1950 7,405 sqft lot Est $117k · 32% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Great opportunity for an investment property or owner owned. This two bedroom and one bathroom features a spacious open concept living area with central heat and air and a fenced yard.

Key facts

• Fenced yard
• 7,405 sq ft lot
• Built 1950

Tags

• OPEN CONCEPT LIVING AREA
• FENCED YARD

Property features AI

Finance

• Other: Lot size approximately 0.17 acres; Year built reported from public records
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: No parking details provided
• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story; Faces west; Crawlspace foundation
• Construction: Vinyl siding; Wood frame construction
• Exterior features: Chain link fencing; No other exterior features listed

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: No bedroom details provided
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vinyl flooring; No additional interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.
• Current owner paid $18k; list at $80k implies a 357% 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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: 1.47% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.28%
• DSCR: 2.08
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $117,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 Northwest Blvd	0.51mi	2/1.0	928 (-2%)	3mo	$114,900	$124	71
1301 9th Ave NW	0.41mi	2/2.0	960 (+2%)	4mo	$144,900	$151	70
708 I St NW	0.07mi	2/2.0	1,014 (+7%)	14mo	$142,000	$140	69
1218 G St NW	0.37mi	2/1.0	1,000 (+6%)	7mo	$90,000	$90	67
706 K St NW	0.14mi	3/1.0 (+1)	1,008 (+7%)	13mo	$86,000	$85	67
230 13th Ave NW	0.61mi	2/1.0	888 (-6%)	2mo	$32,000	$36	60
1216 11th Ave NW	0.49mi	2/2.0	840 (-11%)	2mo	$135,000	$161	53
821 E St SE	0.29mi	2/1.0	830 (-12%)	16mo	$70,000	$84	53
703 15th Ave NW	0.59mi	2/1.0	1,020 (+8%)	11mo	$64,000	$63	50
1609 Tower Dr	0.60mi	2/1.0	864 (-9%)	13mo	$124,900	$145	47
21 M St SW	0.62mi	3/1.0 (+1)	1,025 (+8%)	7mo	$142,500	$139	46
1408 Holt	0.70mi	2/1.0	883 (-7%)	13mo	$88,000	$100	45

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: 22.1%
• Equity multiple: 1.95×
• Total profit: $21,293
• Equity at exit: $11,928

10-year hold

• IRR: 32.7%
• Equity multiple: 4.57×
• Total profit: $79,923
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$24 /mo · $282/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $453

Break-even live

Break-even rent $603

Max offer price $80,000

Occupancy floor 56%

Sensitivity live

Price	-10% $499	-5% $476	+0% $453	+5% $431	+10% $408
Rent	-10% $360	-5% $407	+0% $453	+5% $500	+10% $546
Rate	-1.0pp $494	-0.5pp $474	base $453	+0.5pp $433	+1.0pp $411

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $80,000 Active 141 DOM
2. 2026-06-21
   days on market $80,000 Active 140 DOM
3. 2026-06-19
   days on market $80,000 Active 138 DOM
4. 2026-06-18
   days on market $80,000 Active 137 DOM
5. 2026-06-17
   days on market $80,000 Active 136 DOM
6. 2026-06-16
   days on market $80,000 Active 135 DOM
7. 2026-06-15
   days on market $80,000 Active 134 DOM
8. 2026-06-14
   days on market $80,000 Active 132 DOM
9. 2026-06-12
   days on market $80,000 Active 131 DOM
10. 2026-06-09
    days on market $80,000 Active 128 DOM
11. 2026-06-08
    days on market $80,000 Active 127 DOM
12. 2026-06-07
    days on market $80,000 Active 126 DOM
13. 2026-06-05
    days on market $80,000 Active 123 DOM
14. 2026-06-03
    days on market $80,000 Active 122 DOM
15. 2026-06-02
    days on market $80,000 Active 121 DOM
16. 2026-06-01
    days on market $80,000 Active 120 DOM
17. 2026-05-31
    days on market $80,000 Active 119 DOM
18. 2026-05-30
    days on market $80,000 Active 118 DOM
19. 2026-02-01
    listed $80,000 Active
20. 2020-12-18
    historical
21. 2020-11-12
    listed $89,900
22. 2007-09-27
    soldstatus $17,500

ⓘ 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: $282 · $24/mo
• Projected year-2 tax: $720 · $60/mo
• Expected delta: +$438/yr (+$36/mo · 155.3%)

ⓘ 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 6/10 Major 7 d/yr ≥112°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: $14,121
• − Mortgage interest: −$4,481
• − Property taxes: −$282
• − Insurance: −$400
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$2,327
• Taxable income: $4,372
• Est. tax owed @ 24.0%: −$1,049
• After-tax cash flow: $4,390/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

+357.1% since first listed

4 events — show timeline

• 2026-02-01 Listed $80,000 MLS Technology, Inc.
• 2020-12-18 Listing Removed — MLS Technology, Inc.
• 2020-11-12 Listed $89,900 MLS Technology, Inc.
• 2007-09-27 Sold (Public Records) $17,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $282 · +17.0% YoY. Source: county tax records.