None · Ardmore, OK 73401

$109,000

2 bd · 1.0 ba · 951 sqft · SingleFamily public records · 15 Days on market

Built 1955 5,227 sqft lot Est $118k · 8% 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 +25.4/30.0
• ARV discount +10.9/15.0
• DSCR +8.4/10.0
• 1% rule +5.8/10.0
• 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

Affordable, move-in ready, and centrally located! This 3-bedroom, 1-bath home- 808 H St NW offers central heat and air, a gas stove, and comfortable living space. Enjoy easy access to schools, shopping, restaurants, and everything Ardmore has to offer. Whether you're searching for your first home, downsizing, or adding to your investment portfolio, this property checks the boxes. Priced to sell and ready for its next owner!

Key facts

• Central heat and air
• Gas stove
• 5,227 sq ft lot

Tags

• CENTRAL HEAT AND AIR
• GAS STOVE
• COMFORTABLE LIVING SPACE
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO RESTAURANTS

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Crawlspace foundation
• Construction: Wood frame construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Partial fencing; Faces west

Interior

• Kitchen: Oven; Range
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning; Gas water heater
• Interior features: Ceiling fan(s); Gas range connection; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 $754 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,365 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $117,924
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 9th Ave NW	0.34mi	2/2.0	960 (+1%)	4mo	$144,900	$151	75
818 Northwest Blvd	0.44mi	2/1.0	928 (-2%)	3mo	$114,900	$124	73
1218 G St NW	0.29mi	2/1.0	1,000 (+5%)	7mo	$90,000	$90	72
708 I St NW	0.08mi	2/2.0	1,014 (+7%)	14mo	$142,000	$140	69
706 K St NW	0.11mi	3/1.0 (+1)	1,008 (+6%)	13mo	$86,000	$85	69
230 13th Ave NW	0.61mi	2/1.0	888 (-7%)	2mo	$32,000	$36	59
1216 11th Ave NW	0.41mi	2/2.0	840 (-12%)	2mo	$135,000	$161	56
703 15th Ave NW	0.54mi	2/1.0	1,020 (+7%)	11mo	$64,000	$63	54
821 E St SE	0.32mi	2/1.0	830 (-13%)	16mo	$70,000	$84	50
1609 Tower Dr	0.57mi	2/1.0	864 (-9%)	13mo	$124,900	$145	48
21 M St SW	0.66mi	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: 3.0%
• Equity multiple: 1.12×
• Total profit: $3,634
• Equity at exit: $16,252

10-year hold

• IRR: 16.1%
• Equity multiple: 2.57×
• Total profit: $47,903
• Equity at exit: $9,424

Cash invested: $30,520 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $250

Break-even live

Break-even rent $863

Max offer price $109,000

Occupancy floor 74%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $109,000 Active 15 DOM
2. 2026-06-18
   days on market $109,000 Active 14 DOM
3. 2026-06-17
   days on market $109,000 Active 13 DOM
4. 2026-06-16
   days on market $109,000 Active 12 DOM
5. 2026-06-15
   days on market $109,000 Active 11 DOM
6. 2026-06-14
   days on market $109,000 Active 9 DOM
7. 2026-06-12
   days on market $109,000 Active 8 DOM
8. 2026-06-09
   days on market $109,000 Active 5 DOM
9. 2026-06-08
   days on market $109,000 Active 4 DOM
10. 2026-06-07
    days on market $109,000 Active 3 DOM
11. 2026-06-05
    remarks 427-char remark
12. 2026-06-05
    listed $109,000 Active 1 DOM

ⓘ 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: $779 · $65/mo
• Projected year-2 tax: $981 · $82/mo
• Expected delta: +$202/yr (+$17/mo · 25.9%)

ⓘ 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: $14,150
• − Mortgage interest: −$6,106
• − Property taxes: −$779
• − Insurance: −$545
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$3,171
• Taxable income: $1,285
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $2,687/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

+3.8% since first listed

7 events — show timeline

• 2026-06-04 Listed $109,000 MLS Technology, Inc.
• 2026-05-16 Rental Removed $1,000 APPFOLIO
• 2026-05-13 Listed for Rent $1,000 APPFOLIO
• 2026-05-12 Listing Removed — MLS Technology, Inc.
• 2025-10-06 Listed $120,000 MLS Technology, Inc.
• 2024-03-05 Listing Removed — MLS Technology, Inc.
• 2024-02-19 Listed $105,000 MLS Technology, Inc.

Property tax history

+15.2%/yr

Latest (2025): $779 · +28.3% YoY. Source: county tax records.