921 D St NW · Ardmore, OK 73401

$120,000

4 bd · 2.0 ba · 2,006 sqft · SingleFamily public records · 222 Days on market

Built 1950 0.27 ac lot Est $195k · 38% under ↓ 29% since listing

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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 +8.2/10.0
• 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

Back on the market through no fault of the seller or home! Opportunity awaits with this spacious 4-bedroom, 2-bath home situated on a corner lot in a historic and convenient location. Overlooking the peaceful Selvidge Park, this property offers timeless charm and great potential for updates or investment. Inside, you’ll find a welcoming layout featuring a formal dining room with built-in storage and versatile living spaces—ideal for family life, a home office, or guest accommodations. The covered front porch is perfect for relaxing and enjoying the park views, while the detached 2-car garage provides additional parking and storage. The generous lot features mature landscaping,

Key facts

• Covered front porch
• Formal dining room
• Corner lot

Tags

• CORNER LOT
• OVERLOOKING SELVIDGE PARK
• FORMAL DINING ROOM
• BUILT-IN STORAGE
• COVERED FRONT PORCH
• DETACHED 2-CAR GARAGE

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Vinyl siding; Wood frame construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Covered patio/porch; Deck; Patio; Porch; Corner lot

Interior

• Kitchen: Cooktop; Double oven; Oven; Range; Dishwasher; Disposal
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: High ceilings; Laminate counters; Ceiling fan(s); Aluminum framed windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $115k (49%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 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: 1.32% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.47%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $194,582
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 NW C	0.12mi	4/2.0	1,830 (-9%)	5mo	$178,000	$97	75
802 Burch St NW	0.19mi	3/2.5 (-1)	1,952 (-3%)	12mo	$225,000	$115	70
415 4th Ave NW	0.37mi	4/3.0	1,998 (-0%)	11mo	$200,000	$100	68
901 Wolverton	0.25mi	3/2.0 (-1)	1,854 (-8%)	3mo	$110,000	$59	68
405 4th NW	0.38mi	3/3.0 (-1)	1,926 (-4%)	7mo	$229,000	$119	61
1426 Chickasaw Blvd	0.52mi	3/1.0 (-1)	2,088 (+4%)	12mo	$62,699	$30	50
627 G St NW	0.34mi	3/2.0 (-1)	1,818 (-9%)	19mo	$172,900	$95	48
1722 Essex St	0.67mi	4/2.0	2,212 (+10%)	7mo	$180,000	$81	45
25 Hillcrest	0.65mi	4/1.0	1,728 (-14%)	1mo	$210,000	$122	42
1518 N Washington St	0.66mi	3/2.0 (-1)	2,234 (+11%)	8mo	$65,000	$29	39
1714 Salisbury	0.65mi	3/2.0 (-1)	1,740 (-13%)	5mo	$175,000	$101	39
815 Campbell St	0.74mi	3/2.5 (-1)	1,746 (-13%)	2mo	$169,000	$97	36

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: 14.7%
• Equity multiple: 1.62×
• Total profit: $20,721
• Equity at exit: $17,892

10-year hold

• IRR: 26.3%
• Equity multiple: 3.77×
• Total profit: $92,934
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$50 /mo · $606/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $517

Break-even live

Break-even rent $924

Max offer price $120,000

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-07
   statusdays on market $120,000 Pending 222 DOM
2. 2026-06-05
   days on market $120,000 Active 221 DOM
3. 2026-06-03
   days on market $120,000 Active 220 DOM
4. 2026-06-02
   days on market $120,000 Active 219 DOM
5. 2026-06-01
   days on market $120,000 Active 218 DOM
6. 2026-05-31
   days on market $120,000 Active 217 DOM
7. 2026-05-30
   days on market $120,000 Active 216 DOM
8. 2026-05-21
   status Active
9. 2026-05-18
   status Pending
10. 2026-04-30
    price $120,000
11. 2025-10-27
    status Active
12. 2025-10-11
    status Pending
13. 2025-10-06
    price $134,900
14. 2025-10-04
    listed $234,900 Active
15. 2025-07-18
    historical
16. 2025-06-20
    price $149,900
17. 2025-04-04
    status Active
18. 2025-03-10
    status Pending
19. 2025-01-17
    price $159,900
20. 2024-10-20
    listed $169,900 Active

ⓘ 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: $606 · $50/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$474/yr (+$40/mo · 78.2%)

ⓘ 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 3/10 Moderate
• 🌡 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: $18,942
• − Mortgage interest: −$6,722
• − Property taxes: −$606
• − Insurance: −$600
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$3,491
• Taxable income: $4,492
• Est. tax owed @ 24.0%: −$1,078
• After-tax cash flow: $5,128/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

-29.4% since first listed

13 events — show timeline

• 2026-05-21 Relisted — MLS Technology, Inc.
• 2026-05-18 Pending — MLS Technology, Inc.
• 2026-04-30 Price Changed $120,000 MLS Technology, Inc.
• 2025-10-27 Relisted — MLS Technology, Inc.
• 2025-10-11 Pending — MLS Technology, Inc.
• 2025-10-06 Price Changed $134,900 MLS Technology, Inc.
• 2025-10-04 Listed $234,900 MLS Technology, Inc.
• 2025-07-18 Listing Removed — MLS Technology, Inc.
• 2025-06-20 Price Changed $149,900 MLS Technology, Inc.
• 2025-04-04 Relisted — MLS Technology, Inc.
• 2025-03-10 Pending — MLS Technology, Inc.
• 2025-01-17 Price Changed $159,900 MLS Technology, Inc.
• 2024-10-20 Listed $169,900 MLS Technology, Inc.

Property tax history

+6.1%/yr

Latest (2025): $606 · +3.6% YoY. Source: county tax records.