525 S Lake Murray Dr · Ardmore, OK 73401

$79,000

1 bd · 1.0 ba · 812 sqft · SingleFamily public records · 203 Days on market

Built 1940 0.27 ac lot Est $85k · 7% 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 +10.8/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

This charming 1-bedroom, 1-bathroom home at 525 Lake Murray Dr S offers exceptional versatility with residential or commercial zoning. Located across from Hardy Murphy Coliseum and minutes from beautiful Lake Murray, this property presents an outstanding investment opportunity for rental income or Airbnb hosting. The home features a private fenced backyard and sits in a prime location with convenient access to local amenities, shopping, and entertainment venues. While the property requires some updates and improvements, it offers tremendous potential for the right buyer looking to customize their investment. The strategic location near Lake Murray makes this an attractive option for vacatio

Key facts

• Prime location
• Vacation rentals
• 0.27 acre lot

Tags

• PRIVATE FENCED BACKYARD
• PRIME LOCATION
• INVESTMENT OPPORTUNITY
• VACATION RENTALS
• FLEXIBLE ZONING OPPORTUNITY
• MULTIPLE USAGE POSSIBILITIES

Property features AI

Finance

• Other: Lot features: Other; Lot size approximately 0.27 acre
• Financial info: Assumable loans: No; Loan qualification: Yes
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Security: Security details not specified
• Utilities: Utilities details not specified; Below-ground storm shelter
• Home design: Single family residence; One-story; East-facing; Residential property
• Construction: Frame construction; Composition roof; Combination foundation; Built — existing structure
• Exterior features: Covered porch; Outbuildings; Chain-link fencing

Interior

• Kitchen: Kitchen appliances not specified
• Bedrooms: 1 bedroom
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Central gas heating; Window cooling unit(s)
• Interior features: One living area; One dining area; No fireplace
• Laundry & utility: Laundry/utility details not specified

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: Jefferson Es (math 17% / reading 8%, grade F, #652 of 845 statewide, top 79%, 266 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); 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 $546 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $79k implies a 532% gain — meaningful room to come down on a strong offer.

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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 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 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 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: 1.36% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.93%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $85,260
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Carter SE	0.21mi	2/1.0 (+1)	880 (+8%)	22mo	$125,000	$142	53
528 E Lake Murray Dr	0.14mi	2/2.0 (+1)	920 (+13%)	13mo	$129,900	$141	51
709 E Main St	0.60mi	2/1.0 (+1)	792 (-2%)	15mo	$10,000	$13	51
905 B. St SE	0.62mi	2/1.0 (+1)	792 (-2%)	23mo	$83,500	$105	43
827 SE A	0.65mi	2/2.0 (+1)	852 (+5%)	12mo	$129,900	$152	42
203 8th Ave SE	0.51mi	2/1.5 (+1)	908 (+12%)	16mo	$95,000	$105	36
213 Mccullough SW	0.72mi	2/1.0 (+1)	896 (+10%)	18mo	$9,000	$10	29

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: 16.6%
• Equity multiple: 1.70×
• Total profit: $15,505
• Equity at exit: $11,779

10-year hold

• IRR: 27.9%
• Equity multiple: 3.97×
• Total profit: $65,672
• Equity at exit: $6,830

Cash invested: $22,120 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$31 /mo · $377/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $367

Break-even live

Break-even rent $606

Max offer price $79,000

Occupancy floor 61%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $79,000 Active 203 DOM
2. 2026-06-18
   days on market $79,000 Active 202 DOM
3. 2026-06-17
   days on market $79,000 Active 201 DOM
4. 2026-06-16
   days on market $79,000 Active 200 DOM
5. 2026-06-15
   days on market $79,000 Active 199 DOM
6. 2026-06-14
   days on market $79,000 Active 197 DOM
7. 2026-06-12
   days on market $79,000 Active 196 DOM
8. 2026-06-09
   days on market $79,000 Active 193 DOM
9. 2026-06-08
   days on market $79,000 Active 192 DOM
10. 2026-06-07
    days on market $79,000 Active 191 DOM
11. 2026-06-05
    days on market $79,000 Active 188 DOM
12. 2026-06-03
    days on market $79,000 Active 187 DOM
13. 2026-06-02
    days on market $79,000 Active 186 DOM
14. 2026-06-01
    days on market $79,000 Active 185 DOM
15. 2026-05-31
    days on market $79,000 Active 184 DOM
16. 2026-05-30
    days on market $79,000 Active 183 DOM
17. 2026-05-05
    price $79,000
18. 2025-11-27
    listed $99,000 Active
19. 2001-01-09
    soldstatus $12,500

ⓘ 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: $377 · $31/mo
• Projected year-2 tax: $711 · $59/mo
• Expected delta: +$334/yr (+$28/mo · 88.6%)

ⓘ 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: $12,852
• − Mortgage interest: −$4,425
• − Property taxes: −$377
• − Insurance: −$395
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,298
• Taxable income: $3,300
• Est. tax owed @ 24.0%: −$792
• After-tax cash flow: $3,617/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

+532.0% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $79,000 MLSOK
• 2025-11-27 Listed $99,000 MLSOK
• 2001-01-09 Sold (Public Records) $12,500 Public Records

Property tax history

+15.6%/yr

Latest (2025): $377 · +1.6% YoY. Source: county tax records.