321 SW N St · Ardmore, OK 73401

$154,000

3 bd · 1.0 ba · 1,444 sqft · SingleFamily public records · 52 Days on market

Built 1950 7,405 sqft lot Est $163k · 6% under

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Why this score? — see what drove the D+ 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 +16.2/30.0
• ARV discount +10.0/15.0
• DSCR +5.0/10.0
• Rent growth +4.3/5.0
• 1% rule +4.2/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great SW location! Darling curb appeal, 4bed 2 bath bungalow updated kitchen with granite counter tops, beautiful hard wood floors, shaded back yard with outdoor fireplace grill & party deck. The home has privacy fencing and a storage building for outdoor tools. This is a fabulous home that will make a great impression and wonderful home for its next owners Call today to schedule and appointment for viewing Co owner is a licensed Real Estate Broker

Key facts

• Outdoor fireplace
• Party deck
• Two living areas

Tags

• SPLIT-BEDROOM FLOORPLAN
• TWO LIVING AREAS
• EAT-IN KITCHEN
• LARGE SHADED BACKYARD
• PARTY DECK
• OUTDOOR FIREPLACE

Property features AI

Exterior

• Parking: Concrete driveway
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Cable available; Fiber optic available; High-speed internet available; Satellite internet available
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Wood siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Fire pit; Covered porch; Deck; Porch; Shed(s) and storage; Partial privacy fencing

Interior

• Kitchen: Microwave; Garbage disposal; Electric water heater
• Bedrooms: Master bedroom (first level)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Granite counters; Ceiling fan(s); Wood window frames
• Laundry & utility: Electric dryer hookup; Inside separate utility room (first level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $81 ($973/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 $142k (8.1% below list).
• Recommended offer: $142k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Will Rogers Es (352 students, 0% FRL); Ardmore Ms (math 7% / reading 12%, grade F, #299 of 345 statewide, top 88%, 498 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); 382 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $56k (27%) 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: 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 $141,526 (8.1% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $163,172
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 SW Bixby Ave	0.24mi	3/2.0	1,464 (+1%)	5mo	$155,000	$106	78
1712 5th Ave SW	0.26mi	2/2.0 (-1)	1,455 (+1%)	7mo	$228,000	$157	72
1317 3rd Ave SW	0.09mi	3/2.0	1,624 (+12%)	2mo	$199,990	$123	70
912 P SW	0.22mi	3/2.0	1,356 (-6%)	9mo	$145,000	$107	68
518 Frisco Ln	0.58mi	3/1.5	1,392 (-4%)	2mo	$169,000	$121	63
324 D St SW	0.68mi	3/2.0	1,429 (-1%)	3mo	$179,000	$125	60
1112 Bixby St	0.28mi	2/2.0 (-1)	1,358 (-6%)	10mo	$154,000	$113	60
526 H St SW	0.49mi	4/1.5 (+1)	1,373 (-5%)	5mo	$144,900	$106	58
1006 Mclish	0.38mi	2/2.0 (-1)	1,366 (-5%)	8mo	$177,500	$130	58
1217 W Main St	0.53mi	3/1.0	1,540 (+7%)	10mo	$63,000	$41	56
134 SW G. St	0.53mi	3/2.0	1,530 (+6%)	8mo	$147,500	$96	55
711 3rd SW	0.45mi	3/2.0	1,610 (+12%)	6mo	$75,000	$47	51

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: -8.0%
• Equity multiple: 0.69×
• Total profit: $-13,276
• Equity at exit: $22,962

10-year hold

• IRR: 6.3%
• Equity multiple: 1.56×
• Total profit: $24,359
• Equity at exit: $13,315

Cash invested: $43,120 (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: 382
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$808
• Tax from tax record: −$165 /mo · $1,983/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $81

Break-even live

Break-even rent $1,313

Max offer price $154,000

Occupancy floor 89%

Sensitivity live

Price	-10% $168	-5% $125	+0% $81	+5% $37	+10% $-6
Rent	-10% $-31	-5% $25	+0% $81	+5% $137	+10% $193
Rate	-1.0pp $159	-0.5pp $120	base $81	+0.5pp $41	+1.0pp $1

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-22
   days on market $154,000 Active 52 DOM
2. 2026-06-21
   days on market $154,000 Active 51 DOM
3. 2026-06-19
   pricedays on market $154,000 Active 49 DOM
4. 2026-06-18
   days on market $159,000 Active 48 DOM
5. 2026-06-17
   days on market $159,000 Active 47 DOM
6. 2026-06-16
   days on market $159,000 Active 46 DOM
7. 2026-06-15
   days on market $159,000 Active 45 DOM
8. 2026-06-14
   days on market $159,000 Active 43 DOM
9. 2026-06-12
   pricedays on market $159,000 Active 42 DOM
10. 2026-06-09
    days on market $164,000 Active 39 DOM
11. 2026-06-08
    days on market $164,000 Active 38 DOM
12. 2026-06-07
    days on market $164,000 Active 37 DOM
13. 2026-06-05
    pricedays on market $164,000 Active 34 DOM
14. 2026-06-03
    days on market $169,000 Active 33 DOM
15. 2026-06-02
    days on market $169,000 Active 32 DOM
16. 2026-06-01
    days on market $169,000 Active 31 DOM
17. 2026-05-31
    days on market $169,000 Active 30 DOM
18. 2026-05-30
    days on market $169,000 Active 29 DOM
19. 2026-05-21
    price $179,000
20. 2026-05-14
    price $189,000
21. 2026-05-08
    price $199,000
22. 2026-05-01
    listed $210,000 Active
23. 2022-07-22
    soldstatus $179,000 Closed 461-char remark

    Show marketing remark (461 chars)

    Great SW location! Darling curb appeal, 4bed 2 bath bungalow updated kitchen with granite counter tops, beautiful hard wood floors, shaded back yard with outdoor fireplace grill & party deck. The home has privacy fencing and a storage building for outdoor tools. This is a fabulous home that will make a great impression and wonderful home for its next owners Call today to schedule and appointment for viewing Co owner is a licensed Real Estate Broker

24. 2022-06-28
    status Pending 461-char remark

    Show marketing remark (461 chars)

    Great SW location! Darling curb appeal, 4bed 2 bath bungalow updated kitchen with granite counter tops, beautiful hard wood floors, shaded back yard with outdoor fireplace grill & party deck. The home has privacy fencing and a storage building for outdoor tools. This is a fabulous home that will make a great impression and wonderful home for its next owners Call today to schedule and appointment for viewing Co owner is a licensed Real Estate Broker

25. 2022-06-26
    status Active 461-char remark

    Show marketing remark (461 chars)

    Great SW location! Darling curb appeal, 4bed 2 bath bungalow updated kitchen with granite counter tops, beautiful hard wood floors, shaded back yard with outdoor fireplace grill & party deck. The home has privacy fencing and a storage building for outdoor tools. This is a fabulous home that will make a great impression and wonderful home for its next owners Call today to schedule and appointment for viewing Co owner is a licensed Real Estate Broker

26. 2022-06-16
    status Pending 461-char remark

    Show marketing remark (461 chars)

    Great SW location! Darling curb appeal, 4bed 2 bath bungalow updated kitchen with granite counter tops, beautiful hard wood floors, shaded back yard with outdoor fireplace grill & party deck. The home has privacy fencing and a storage building for outdoor tools. This is a fabulous home that will make a great impression and wonderful home for its next owners Call today to schedule and appointment for viewing Co owner is a licensed Real Estate Broker

27. 2022-06-09
    price $179,000 461-char remark

    Show marketing remark (461 chars)

    Great SW location! Darling curb appeal, 4bed 2 bath bungalow updated kitchen with granite counter tops, beautiful hard wood floors, shaded back yard with outdoor fireplace grill & party deck. The home has privacy fencing and a storage building for outdoor tools. This is a fabulous home that will make a great impression and wonderful home for its next owners Call today to schedule and appointment for viewing Co owner is a licensed Real Estate Broker

28. 2022-06-04
    status Active 461-char remark

    Show marketing remark (461 chars)

    Great SW location! Darling curb appeal, 4bed 2 bath bungalow updated kitchen with granite counter tops, beautiful hard wood floors, shaded back yard with outdoor fireplace grill & party deck. The home has privacy fencing and a storage building for outdoor tools. This is a fabulous home that will make a great impression and wonderful home for its next owners Call today to schedule and appointment for viewing Co owner is a licensed Real Estate Broker

29. 2022-05-21
    status Pending 461-char remark

    Show marketing remark (461 chars)

    Great SW location! Darling curb appeal, 4bed 2 bath bungalow updated kitchen with granite counter tops, beautiful hard wood floors, shaded back yard with outdoor fireplace grill & party deck. The home has privacy fencing and a storage building for outdoor tools. This is a fabulous home that will make a great impression and wonderful home for its next owners Call today to schedule and appointment for viewing Co owner is a licensed Real Estate Broker

30. 2022-05-14
    listed $185,000 Active 461-char remark

    Show marketing remark (461 chars)

    Great SW location! Darling curb appeal, 4bed 2 bath bungalow updated kitchen with granite counter tops, beautiful hard wood floors, shaded back yard with outdoor fireplace grill & party deck. The home has privacy fencing and a storage building for outdoor tools. This is a fabulous home that will make a great impression and wonderful home for its next owners Call today to schedule and appointment for viewing Co owner is a licensed Real Estate Broker

31. 2012-06-18
    soldstatus $87,500
32. 2004-02-20
    soldstatus $70,000

ⓘ 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: $1,983 · $165/mo
• Projected year-2 tax: $1,983 · $165/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 ≥111°F today · 19 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: $16,983
• − Mortgage interest: −$8,626
• − Property taxes: −$1,983
• − Insurance: −$770
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$4,480
• Taxable loss: −$1,594
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $1,355/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

+155.7% since first listed

14 events — show timeline

• 2026-05-21 Price Changed $179,000 MLS Technology, Inc.
• 2026-05-14 Price Changed $189,000 MLS Technology, Inc.
• 2026-05-08 Price Changed $199,000 MLS Technology, Inc.
• 2026-05-01 Listed $210,000 MLS Technology, Inc.
• 2022-07-22 Sold (MLS) $179,000 MLS Technology, Inc.
• 2022-06-28 Pending — MLS Technology, Inc.
• 2022-06-26 Relisted — MLS Technology, Inc.
• 2022-06-16 Pending — MLS Technology, Inc.
• 2022-06-09 Price Changed $179,000 MLS Technology, Inc.
• 2022-06-04 Relisted — MLS Technology, Inc.
• 2022-05-21 Pending — MLS Technology, Inc.
• 2022-05-14 Listed $185,000 MLS Technology, Inc.
• 2012-06-18 Sold (Public Records) $87,500 Public Records
• 2004-02-20 Sold (Public Records) $70,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,983 · -6.9% YoY. Source: county tax records.