924 S 13th St · Chickasha, OK 73018

$78,000

3 bd · 1.0 ba · 1,340 sqft · SingleFamily public records · 14 Days on market

Built 1940 8,124 sqft lot Est $121k · 35% under

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great opportunity for an investor property or a personal fixer upper. Sunroom could be used as a third bedroom as well. Quiet neighborhood and not too far from Oklahoma City. This home has cellar access from interior of home (laundry room) and lots of storage space.

Key facts

• 1 mile from usao
• 8,124 sq ft lot
• Garage

Tags

• 1 MILE FROM USAO

Property features AI

Finance

• Other: Corner lot; Located in Mills & Witherspoo addition; Property level: One
• Financial info: Assumable loan: No; Loan qualification: Unknown; Current price: $78,000; Tax amount listed but excluded per instructions
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Security: No storm shelter
• Utilities: No special zoning; No flood insurance required
• Home design: Single family residence; One-level property; Residential property
• Construction: Brick and frame construction; Vinyl siding; Composition roof; Conventional foundation; Existing property; Homestead exempt
• Exterior features: Covered porch; Outbuildings; Storage

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Window unit(s) for cooling
• Interior features: No fireplace; No study; In-law plan not present
• Laundry & utility: No laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Cap rate 12.7% 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: 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; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $539 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $34k; list at $78k implies a 126% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,000

Questions for the listing agent

1. Built in 1940 — 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 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?
4. 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.
5. 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.
6. 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: 1.63% ✓
• Cap rate: 12.73%
• Cash-on-cash: 23.00%
• DSCR: 2.02
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $120,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1303 S 9th St	0.41mi	3/1.5	1,360 (+2%)	1mo	$146,000	$107	76
1005 W Washington Ave	0.21mi	3/1.0	1,244 (-7%)	3mo	$50,000	$40	76
1008 S 6th St	0.52mi	3/1.5	1,330 (-1%)	0mo	$135,000	$102	72
1813 W Dakota Ave	0.46mi	3/2.0	1,292 (-4%)	0mo	$174,000	$135	68
502 S 9 St	0.43mi	3/1.0	1,224 (-9%)	1mo	$85,000	$69	64
904 W Minnesota Ave	0.45mi	2/2.0 (-1)	1,307 (-2%)	5mo	$181,400	$139	62
1127 S 10th St	0.28mi	2/1.5 (-1)	1,162 (-13%)	2mo	$105,000	$90	56
808 W Idaho Ave Ave	0.40mi	3/2.0	1,520 (+13%)	1mo	$177,300	$117	54
1512 W Iowa Ave	0.47mi	2/1.0 (-1)	1,212 (-10%)	5mo	$91,500	$75	53
1123 W Kansas Ave	0.57mi	3/2.0	1,471 (+10%)	2mo	$121,536	$83	51
1619 W Iowa Ave	0.48mi	2/1.0 (-1)	1,156 (-14%)	0mo	$60,000	$52	49
1219 W Colorado Ave	0.49mi	3/1.5	1,144 (-15%)	4mo	$65,500	$57	47

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: 16.0%
• Equity multiple: 1.64×
• Total profit: $14,069
• Equity at exit: $11,630

10-year hold

• IRR: 24.6%
• Equity multiple: 3.14×
• Total profit: $46,771
• Equity at exit: $6,744

Cash invested: $21,840 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,268 high
• Mortgage (P&I): −$409
• Tax from tax record: −$141 /mo · $1,698/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $419

Break-even live

Break-even rent $738

Max offer price $78,000

Occupancy floor 62%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1024 S 13th St Chickasha, OK	2.0	2.0	1265	$925	$0.73	10d	1	0.05mi
1008 S 14th St Chickasha, OK	3.0	2.0	1485	$1,395	$0.94	1d	1	0.12mi
509 W Oregon Ave Chickasha, OK	2.0	2.0	900	$1,200	$1.33	1d	1	0.60mi
519 W Minnesota Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	1d	1	0.68mi
816 S 2nd St Chickasha, OK	3.0	2.0	1047	$1,100	$1.05	1d	1	0.84mi
607 W Wisconsin Ave Chickasha, OK	3.0	2.0	1270	$1,395	$1.10	10d	1	0.84mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	23d	1	1.02mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	3d	1	1.02mi
2220 W Utah Ave Unit 2220 Chickasha, OK	2.0	1.0	910	$1,055	$1.16	1d	1	1.03mi
2226 W Utah Ave Chickasha, OK	2.0	1.0	1000	$1,055	$1.05	14d	1	1.05mi
3507 W Mississippi Ave Chickasha, OK	4.0	2.0	1240	$1,474	$1.19	1d	1	1.15mi
641 Marlin Ct Chickasha, OK	2.0–3.0	2.0	1300	$1,595	$1.23	1d	3	1.47mi

Listing history 10 events

1. 2026-06-18
   days on market $78,000 Active 14 DOM
2. 2026-06-17
   days on market $78,000 Active 13 DOM
3. 2026-06-16
   days on market $78,000 Active 12 DOM
4. 2026-06-15
   days on market $78,000 Active 11 DOM
5. 2026-06-13
   days on market $78,000 Active 9 DOM
6. 2026-06-09
   days on market $78,000 Active 5 DOM
7. 2026-06-08
   days on market $78,000 Active 4 DOM
8. 2026-06-07
   days on market $78,000 Active 3 DOM
9. 2026-06-05
   remarks 153-char remark
10. 2026-06-05
    listed $78,000 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: $1,698 · $141/mo
• Projected year-2 tax: $1,698 · $141/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,215
• − Mortgage interest: −$4,369
• − Property taxes: −$1,698
• − Insurance: −$390
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$2,269
• Taxable income: $4,054
• Est. tax owed @ 24.0%: −$973
• After-tax cash flow: $4,050/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

+20.0% since first listed

5 events — show timeline

• 2026-06-04 Listed $78,000 MLSOK
• 2023-07-28 Sold (MLS) $34,500 WRVBOR
• 2023-06-22 Pending — WRVBOR
• 2023-05-13 Price Changed $64,000 WRVBOR
• 2023-04-21 Listed $65,000 WRVBOR

Property tax history

+27.3%/yr

Latest (2025): $1,698 · -7.5% YoY. Source: county tax records.