909 P NW · Ardmore, OK 73401

$129,900

3 bd · 1.0 ba · 1,674 sqft · SingleFamily public records · 110 Days on market

Built 1970 6,970 sqft lot Est $223k · 42% under

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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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.9/10.0
• 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

Looking for an affordable home in Lincoln school district. We have one for you! This beauty has completely remodeled floors & is one you must see! 3 Bedroom 2 baths with bonus sun room and full electric storage building. All appliances will stay except washer and dryer. Freshly painted and new light fixtures.

Key facts

• Remodeled flooring
• Freshly painted
• Bonus sunroom

Tags

• REMODELED FLOORING
• BONUS SUNROOM
• FULL ELECTRIC STORAGE BUILDING
• FRESHLY PAINTED
• NEW LIGHT FIXTURES

Property features AI

Exterior

• Parking: 1-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; Phone available
• Home design: Single-story; Slab foundation
• Construction: Built with brick, concrete, and wood siding; Asphalt/fiberglass roof
• Exterior features: No notable exterior features listed; Property faces east

Interior

• Kitchen: Built-in oven; Range; Dishwasher
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate countertops; Aluminum window frames; Storm windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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); 381 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 $898 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $104k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 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 1970 — 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: 1.09% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $222,642
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 7th Ave NW	0.28mi	3/2.0	1,721 (+3%)	1mo	$200,000	$116	78
1305 7th Ave NW	0.26mi	3/2.0	1,569 (-6%)	4mo	$45,000	$29	70
936 Sioux	0.25mi	3/2.0	1,886 (+13%)	1mo	$252,000	$134	62
1731 Tower Dr	0.31mi	4/2.0 (+1)	1,528 (-9%)	1mo	$120,000	$79	61
1524 Persimmon Ln	0.67mi	3/2.0	1,622 (-3%)	4mo	$240,000	$148	56
705 10th Ave NW	0.60mi	3/2.0	1,596 (-5%)	5mo	$85,000	$53	56
929 NW Cheyenne St	0.40mi	3/2.0	1,448 (-14%)	0mo	$208,000	$144	55
917 Cheyenne St	0.40mi	3/2.0	1,450 (-13%)	8mo	$235,500	$162	49
2410 Woodleaf	0.70mi	4/2.5 (+1)	1,778 (+6%)	1mo	$280,000	$157	45
901 Wolverton	0.70mi	3/2.0	1,854 (+11%)	3mo	$110,000	$59	43
1009 Davis NW	0.71mi	3/1.0	1,492 (-11%)	7mo	$103,000	$69	43
1017 Maxwell	0.74mi	4/2.0 (+1)	1,464 (-12%)	7mo	$195,000	$133	30

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: 1.4%
• Equity multiple: 1.06×
• Total profit: $2,071
• Equity at exit: $19,369

10-year hold

• IRR: 14.9%
• Equity multiple: 2.44×
• Total profit: $52,505
• Equity at exit: $11,231

Cash invested: $36,372 (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: 381
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$126 /mo · $1,509/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $260

Break-even live

Break-even rent $1,090

Max offer price $129,900

Occupancy floor 77%

Sensitivity live

Price	-10% $334	-5% $297	+0% $260	+5% $224	+10% $187
Rent	-10% $148	-5% $204	+0% $260	+5% $317	+10% $373
Rate	-1.0pp $326	-0.5pp $294	base $260	+0.5pp $227	+1.0pp $193

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $129,900 Active 110 DOM
2. 2026-06-19
   days on market $129,900 Active 108 DOM
3. 2026-06-18
   days on market $129,900 Active 107 DOM
4. 2026-06-17
   days on market $129,900 Active 106 DOM
5. 2026-06-16
   days on market $129,900 Active 105 DOM
6. 2026-06-15
   days on market $129,900 Active 104 DOM
7. 2026-06-14
   days on market $129,900 Active 102 DOM
8. 2026-06-12
   days on market $129,900 Active 101 DOM
9. 2026-06-09
   days on market $129,900 Active 98 DOM
10. 2026-06-08
    days on market $129,900 Active 97 DOM
11. 2026-06-07
    days on market $129,900 Active 96 DOM
12. 2026-06-05
    days on market $129,900 Active 93 DOM
13. 2026-06-03
    days on market $129,900 Active 92 DOM
14. 2026-06-02
    days on market $129,900 Active 91 DOM
15. 2026-06-01
    days on market $129,900 Active 90 DOM
16. 2026-05-31
    days on market $129,900 Active 89 DOM
17. 2026-05-30
    days on market $129,900 Active 88 DOM
18. 2026-03-31
    price $129,900
19. 2026-03-03
    listed $139,000 Active
20. 2020-03-09
    soldstatus $104,500 316-char remark

    Show marketing remark (316 chars)

    Looking for an affordable home in Lincoln school district. We have one for you! This beauty has completely remodeled floors & is one you must see! 3 Bedroom 2 baths with bonus sun room and full electric storage building. All appliances will stay except washer and dryer. Freshly painted and new light fixtures.

21. 2019-12-12
    listed $101,500 316-char remark

    Show marketing remark (316 chars)

    Looking for an affordable home in Lincoln school district. We have one for you! This beauty has completely remodeled floors & is one you must see! 3 Bedroom 2 baths with bonus sun room and full electric storage building. All appliances will stay except washer and dryer. Freshly painted and new light fixtures.

22. 2016-12-21
    soldstatus $90,000
23. 2016-12-19
    soldstatus $89,900 258-char remark

    Show marketing remark (258 chars)

    3BR brick home in convenient location. 2 car carport, 2 spacious living areas, large utility room, and kitchen/dining combo. The second living area (sun room) overlooks the fenced back yard. 3 storage buildings/work shops. Small fenced area within the fence.

24. 2016-08-24
    listed $90,000 258-char remark

    Show marketing remark (258 chars)

    3BR brick home in convenient location. 2 car carport, 2 spacious living areas, large utility room, and kitchen/dining combo. The second living area (sun room) overlooks the fenced back yard. 3 storage buildings/work shops. Small fenced area within the fence.

25. 2013-10-22
    soldstatus $67,500
26. 2012-05-02
    soldstatus $50,000

ⓘ 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: $1,509 · $126/mo
• Projected year-2 tax: $1,509 · $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 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: $17,036
• − Mortgage interest: −$7,276
• − Property taxes: −$1,509
• − Insurance: −$650
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$3,779
• Taxable income: $1,097
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $2,862/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

+159.8% since first listed

9 events — show timeline

• 2026-03-31 Price Changed $129,900 MLS Technology, Inc.
• 2026-03-03 Listed $139,000 MLS Technology, Inc.
• 2020-03-09 Sold (MLS) $104,500 MLS Technology, Inc.
• 2019-12-12 Listed $101,500 MLS Technology, Inc.
• 2016-12-21 Sold (Public Records) $90,000 Public Records
• 2016-12-19 Sold (MLS) $89,900 MLS Technology, Inc.
• 2016-08-24 Listed $90,000 MLS Technology, Inc.
• 2013-10-22 Sold (Public Records) $67,500 Public Records
• 2012-05-02 Sold (Public Records) $50,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $1,509 · +4.1% YoY. Source: county tax records.