627 Cranton Dr · Chickasha, OK 73018

$115,000

3 bd · 2.0 ba · 1,505 sqft · SingleFamily public records · 95 Days on market

Built 1960 2.33 ac lot Est $229k · 50% 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Fixer Upper on 2.33 acres in Chickasha. To be sold As-Is

Key facts

• Spacious tract
• Completed shop
• Brick home

Tags

• SPACIOUS TRACT
• BRICK HOME
• COMPLETED SHOP
• RV HOOKUP

Property features AI

Finance

• Other: Taxes listed (amount provided in data)
• Financial info: Not assumable; Loan qualification unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single family residence; One-level property; Property faces north; Residential property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Existing property
• Exterior features: Covered porch; Outbuildings; Below-ground storm shelter; Lot described as 'Other'; Approximately 2.33 acres

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: Grand Avenue Es (math 40% / reading 31%, grade F, #165 of 845 statewide, top 20%, 490 students, 0% FRL); 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: 205 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($56k/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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $115k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1960 — 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 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?
6. 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.
7. 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.
8. 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: 1.30% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.77%
• DSCR: 1.70
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $228,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 Hazy Brook Cir	0.41mi	3/2.0	1,502 (-0%)	6mo	$236,795	$158	75
913 Hazy Brook Cir	0.41mi	3/2.0	1,458 (-3%)	5mo	$229,259	$157	72
912 Shady Meadow Way	0.41mi	3/2.0	1,394 (-7%)	2mo	$225,000	$161	67
902 Brookhollow Dr	0.61mi	3/2.0	1,556 (+3%)	0mo	$235,000	$151	66
920 Shady Meadow Way	0.42mi	4/2.0 (+1)	1,600 (+6%)	2mo	$247,000	$154	64
912 Hazy Brook Cir	0.42mi	3/2.0	1,394 (-7%)	6mo	$224,990	$161	64
1002 Tarry Town Dr	0.43mi	3/2.0	1,347 (-10%)	4mo	$193,000	$143	59
916 Hazy Brook Cir	0.42mi	4/2.0 (+1)	1,600 (+6%)	7mo	$242,500	$152	59
3811 S Hickory Stick Dr	0.60mi	3/2.5	1,598 (+6%)	3mo	$196,100	$123	57
3805 Stoneybrook Dr	0.63mi	3/2.0	1,598 (+6%)	6mo	$187,000	$117	56
3011 Heatherwood Dr	0.57mi	3/2.0	1,372 (-9%)	7mo	$205,000	$149	53
104 S 9th Street Cir	0.73mi	3/2.0	1,321 (-12%)	6mo	$178,000	$135	40

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: 6.6%
• Equity multiple: 1.26×
• Total profit: $8,314
• Equity at exit: $17,147

10-year hold

• IRR: 16.0%
• Equity multiple: 2.30×
• Total profit: $41,945
• Equity at exit: $9,943

Cash invested: $32,200 (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: 205
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$603
• Tax from tax record: −$110 /mo · $1,314/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $423

Break-even live

Break-even rent $963

Max offer price $115,000

Occupancy floor 67%

Sensitivity live

Price	-10% $488	-5% $456	+0% $423	+5% $391	+10% $358
Rent	-10% $305	-5% $364	+0% $423	+5% $482	+10% $541
Rate	-1.0pp $481	-0.5pp $452	base $423	+0.5pp $393	+1.0pp $363

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2730 Valley View Cir Chickasha, OK	2.0–3.0	2.0	1087	$1,495	$1.37	3d	3	0.71mi
3507 W Mississippi Ave Chickasha, OK	4.0	2.0	1240	$1,474	$1.19	3d	1	0.73mi
2716 Valley View Dr Chickasha, OK	3.0	2.0	1242	$1,350	$1.09	3d	1	0.75mi
607 W Wisconsin Ave Chickasha, OK	3.0	2.0	1270	$1,395	$1.10	11d	1	0.98mi
2024 Taylor St Chickasha, OK	3.0	2.0	1355	$1,525	$1.13	3d	1	1.22mi

Listing history 37 events

1. 2026-06-21
   days on market $115,000 Active 95 DOM
2. 2026-06-18
   days on market $115,000 Active 92 DOM
3. 2026-06-17
   days on market $115,000 Active 91 DOM
4. 2026-06-16
   days on market $115,000 Active 90 DOM
5. 2026-06-15
   days on market $115,000 Active 89 DOM
6. 2026-06-13
   days on market $115,000 Active 87 DOM
7. 2026-06-09
   days on market $115,000 Active 83 DOM
8. 2026-06-08
   days on market $115,000 Active 82 DOM
9. 2026-06-07
   days on market $115,000 Active 81 DOM
10. 2026-06-05
    days on market $115,000 Active 78 DOM
11. 2026-06-03
    days on market $115,000 Active 77 DOM
12. 2026-06-02
    days on market $115,000 Active 76 DOM
13. 2026-06-01
    days on market $115,000 Active 75 DOM
14. 2026-05-31
    days on market $115,000 Active 74 DOM
15. 2026-04-30
    price $115,000
16. 2026-03-18
    listed $125,000 Active
17. 2021-08-16
    soldstatus $47,000
18. 2021-08-13
    soldstatus $47,000 Sold 57-char remark

    Show marketing remark (57 chars)

    Fixer Upper on 2.33 acres in Chickasha. To be sold As-Is

19. 2021-08-02
    historical 57-char remark

    Show marketing remark (57 chars)

    Fixer Upper on 2.33 acres in Chickasha. To be sold As-Is

20. 2021-07-28
    listed $47,000 57-char remark

    Show marketing remark (57 chars)

    Fixer Upper on 2.33 acres in Chickasha. To be sold As-Is

21. 2021-03-10
    historical
22. 2021-03-09
    status Active
23. 2021-01-20
    status Pending
24. 2020-12-10
    price $53,500
25. 2020-12-04
    status Active
26. 2020-10-30
    status Pending
27. 2020-10-12
    status Active
28. 2020-10-03
    status Pending
29. 2020-09-17
    price $60,000
30. 2020-08-22
    listed $64,000 Active
31. 2018-03-13
    soldstatus $39,000 Sold
32. 2018-02-22
    status Pending
33. 2018-01-09
    listed $49,900 Active
34. 2017-12-02
    historical
35. 2017-11-14
    price $49,900
36. 2017-10-18
    price $54,900
37. 2017-09-16
    listed $65,000 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: $1,314 · $110/mo
• Projected year-2 tax: $1,314 · $110/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 · 19 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: $17,979
• − Mortgage interest: −$6,442
• − Property taxes: −$1,314
• − Insurance: −$575
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$3,345
• Taxable income: $3,426
• Est. tax owed @ 24.0%: −$822
• After-tax cash flow: $4,255/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

+76.9% since first listed

23 events — show timeline

• 2026-04-30 Price Changed $115,000 MLSOK
• 2026-03-18 Listed $125,000 MLSOK
• 2021-08-16 Sold (Public Records) $47,000 Public Records
• 2021-08-13 Sold (MLS) $47,000 MLSOK
• 2021-08-02 Listing Removed — MLSOK
• 2021-07-28 Listed $47,000 MLSOK
• 2021-03-10 Listing Removed — MLSOK
• 2021-03-09 Relisted — MLSOK
• 2021-01-20 Pending — MLSOK
• 2020-12-10 Price Changed $53,500 MLSOK
• 2020-12-04 Relisted — MLSOK
• 2020-10-30 Pending — MLSOK
• 2020-10-12 Relisted — MLSOK
• 2020-10-03 Pending — MLSOK
• 2020-09-17 Price Changed $60,000 MLSOK
• 2020-08-22 Listed $64,000 MLSOK
• 2018-03-13 Sold (MLS) $39,000 MLSOK
• 2018-02-22 Pending — MLSOK
• 2018-01-09 Listed $49,900 MLSOK
• 2017-12-02 Listing Removed — MLSOK
• 2017-11-14 Price Changed $49,900 MLSOK
• 2017-10-18 Price Changed $54,900 MLSOK
• 2017-09-16 Listed $65,000 MLSOK

Property tax history

+4.8%/yr

Latest (2025): $1,314 · +5.6% YoY. Source: county tax records.