323 W 6th St · Chandler, OK 74834

$125,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 65 Days on market

Built 1950 0.32 ac lot Est $162k · 23% 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 +18.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Solid home with 20 X 30 metal shop with concrete floor and electric. House has a metal roof, new HVAC system installed in 2021, and a new hot water heater in 2023. House sits on a corner on 4 city lots and has a fenced yard. Just needs your TLC and a little remodeling to make this a wonderful home. Selling in "As Is" condition. Seller will consider ALL offers!

Key facts

• Metal shop
• Metal roof
• New hot water heater

Tags

• METAL SHOP
• CONCRETE FLOOR
• ELECTRIC
• METAL ROOF
• NEW HVAC SYSTEM
• NEW HOT WATER HEATER

Property features AI

Finance

• Other: Lot dimensions approximately 100 x 140
• Financial info: Listing offered as-is; cash or conventional financing accepted; Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Public utilities
• Home design: Single family residence; One story; Property faces north; Residential, existing property
• Construction: Vinyl siding; Metal roof; Conventional foundation; Built as existing structure
• Exterior features: Covered patio; Outbuildings; Workshop; Chain link fencing; Corner lot; Homestead eligible

Interior

• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Interior features: Laminate flooring; No fireplace; One living area; One dining area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (10.8% below list).
• Recommended offer: $112k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.8% in Chandler — 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 64/100 on livability (#171 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, employment D, amenities F.
• Chandler (town): math 35% / reading 35% proficiency, ranked #36 of 270 in OK (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Park Road Es (math 38% / reading 36%, grade F, #132 of 845 statewide, top 19%, 313 students, 0% FRL); Chandler Hs (math 47% / reading 52%, grade D, #9 of 447 statewide, top 2%, 335 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 122 active listings in the ZIP; 19 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $125k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $111,534 (10.8% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 11% 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 D 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: 0.89% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $162,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 S Price Ave	0.13mi	2/2.0 (-1)	1,278 (-1%)	5mo	$164,000	$128	83
223 E 9th St	0.40mi	3/2.0	1,260 (-2%)	2mo	$159,000	$126	76
323 W 9th St	0.22mi	3/1.5	1,240 (-4%)	10mo	$180,000	$145	74
520 Steele Ave	0.15mi	2/1.5 (-1)	1,169 (-9%)	10mo	$95,000	$81	62
407 Manvel Ave	0.23mi	2/1.0 (-1)	1,167 (-9%)	4mo	$35,000	$30	61
315 S Price Ave	0.19mi	3/3.0	1,470 (+14%)	5mo	$78,000	$53	60
614 S Price Ave	0.03mi	2/1.5 (-1)	1,116 (-13%)	12mo	$113,500	$102	59
919 Tilghman Dr	0.46mi	3/2.0	1,390 (+8%)	8mo	$226,000	$163	58
211 N Dewey Ave	0.72mi	3/2.0	1,315 (+2%)	7mo	$150,000	$114	57
909 W Hoyt St	0.46mi	4/1.0 (+1)	1,302 (+1%)	13mo	$170,000	$131	57
922 Woods Ter	0.52mi	3/2.0	1,435 (+11%)	13mo	$215,000	$150	46
215 Bennett Blvd	0.67mi	3/1.0	1,425 (+11%)	2mo	$157,900	$111	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 3.14×
• Total profit: $74,899
• Equity at exit: $112,610

10-year hold

• IRR: 23.6%
• Equity multiple: 7.15×
• Total profit: $215,094
• Equity at exit: $242,848

Cash invested: $35,000 (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 74834

• Home prices YoY: 19.9%
• Active inventory: 122
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$66 /mo · $790/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $108

Break-even live

Break-even rent $979

Max offer price $125,000

Occupancy floor 85%

Sensitivity live

Price	-10% $178	-5% $143	+0% $108	+5% $72	+10% $37
Rent	-10% $20	-5% $64	+0% $108	+5% $152	+10% $196
Rate	-1.0pp $171	-0.5pp $139	base $108	+0.5pp $75	+1.0pp $42

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $125,000 Active 65 DOM
2. 2026-06-21
   days on market $125,000 Active 64 DOM
3. 2026-06-18
   days on market $125,000 Active 62 DOM
4. 2026-06-17
   days on market $125,000 Active 61 DOM
5. 2026-06-16
   days on market $125,000 Active 60 DOM
6. 2026-06-16
   price $125,000 Active 59 DOM
7. 2026-06-15
   days on market $139,000 Active 59 DOM
8. 2026-06-13
   days on market $139,000 Active 57 DOM
9. 2026-06-12
   days on market $139,000 Active 56 DOM
10. 2026-06-09
    days on market $139,000 Active 53 DOM
11. 2026-06-08
    days on market $139,000 Active 52 DOM
12. 2026-06-08
    days on market $139,000 Active 51 DOM
13. 2026-06-05
    days on market $139,000 Active 49 DOM
14. 2026-06-04
    days on market $139,000 Active 47 DOM
15. 2026-06-02
    days on market $139,000 Active 46 DOM
16. 2026-06-01
    days on market $139,000 Active 45 DOM
17. 2026-05-31
    days on market $139,000 Active 44 DOM
18. 2026-05-09
    price $139,000
19. 2026-04-15
    listed $149,000 Active
20. 2025-01-08
    soldstatus $55,000
21. 2004-12-07
    soldstatus $57,000
22. 1994-01-05
    soldstatus $37,000
23. 1990-05-25
    soldstatus $40,500

ⓘ 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: $790 · $66/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$335/yr (+$28/mo · 42.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,384
• − Mortgage interest: −$7,002
• − Property taxes: −$790
• − Insurance: −$625
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$3,636
• Taxable loss: −$811
• Est. tax savings @ 24.0%: +$195
• After-tax cash flow: $1,487/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: Chandler
• NCES district ID: 4007290
• Math proficiency: 35% ▲ 1.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $45,229
• Composite: 29.9/100
• National rank: #6392
• State rank: #36 of 270 in OK

Livability — Chandler

• Score: 64/100
• State rank: #171
• US rank: #13840

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment D Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chandler, OK
• City population: 7,551
• Population (ZIP): 7,551

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 36,104 people
• By 2030: 36,435 · +0.9%
• By 2040: 36,696 · +1.6%
• By 2050: 36,216 · +0.3%
• By 2075: 35,057 · -2.9%
• By 2100: 31,333 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 12% Hispanic / Latino 3% Black 3% Native American 3%
• Common ancestry: Lithuanian 4% Slovak 2% Scottish 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+63.3) · D 17.5% · R 80.8% · Other 1.7%
• 2008→2024 swing: -13.4pp toward R · 2008: -49.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+63.2 2016: R+60.1 2012: R+49.0 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.43%
• Current HPI: 315.8775
• Rent YoY: —
• Metro: —
• 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

+243.2% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $139,000 MLSOK
• 2026-04-15 Listed $149,000 MLSOK
• 2025-01-08 Sold (Public Records) $55,000 Public Records
• 2004-12-07 Sold (Public Records) $57,000 Public Records
• 1994-01-05 Sold (Public Records) $37,000 Public Records
• 1990-05-25 Sold (Public Records) $40,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $790 · +5.6% YoY. Source: county tax records.