8 12th Ave NE · Ardmore, OK 73401

$45,008

3 bd · 1.0 ba · 992 sqft · SingleFamily public records · 24 Days on market

Built 1955 Est $87k · 48% under

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

Being sold as is. Fixer upper or can be demolished for a new build.

Key facts

• Built 1955
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.9% 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: 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,332 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.98% ✓
• Cap rate: 26.91%
• Cash-on-cash: 73.62%
• DSCR: 4.28
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $87,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 10th Ave NE	0.16mi	2/1.0 (-1)	938 (-5%)	3mo	$83,000	$88	76
1117 C St NE	0.19mi	2/1.0 (-1)	982 (-1%)	23mo	$60,500	$62	66
230 13th Ave NW	0.32mi	2/1.0 (-1)	888 (-10%)	2mo	$32,000	$36	62
1003 NE 8th Ave	0.60mi	3/1.5	997 (+0%)	12mo	$19,500	$20	59
20 8th NW	0.29mi	3/1.0	1,109 (+12%)	10mo	$80,000	$72	58
403 11th NW	0.45mi	2/1.0 (-1)	1,020 (+3%)	19mo	$25,000	$25	54
1408 Holt	0.34mi	2/1.0 (-1)	883 (-11%)	13mo	$88,000	$100	50
122 Turner	0.57mi	3/1.5	1,020 (+3%)	22mo	$175,000	$172	48
703 15th Ave NW	0.71mi	2/1.0 (-1)	1,020 (+3%)	11mo	$64,000	$63	48
108 Lucille Dr	0.55mi	3/1.0	1,050 (+6%)	22mo	$145,000	$138	46
416 11th NW	0.48mi	2/1.0 (-1)	933 (-6%)	21mo	$125,000	$134	45
717 Wolverton	0.66mi	2/2.0 (-1)	1,028 (+4%)	23mo	$160,000	$156	35

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: 78.2%
• Equity multiple: 4.82×
• Total profit: $48,121
• Equity at exit: $6,711

10-year hold

• IRR: 82.9%
• Equity multiple: 11.56×
• Total profit: $133,040
• Equity at exit: $3,891

Cash invested: $12,602 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $773

Break-even live

Break-even rent $362

Max offer price $45,008

Occupancy floor 37%

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: $11,252
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $45,008 Active 24 DOM
2. 2026-06-18
   days on market $45,008 Active 23 DOM
3. 2026-06-17
   days on market $45,008 Active 22 DOM
4. 2026-06-16
   days on market $45,008 Active 21 DOM
5. 2026-06-15
   days on market $45,008 Active 20 DOM
6. 2026-06-14
   days on market $45,008 Active 18 DOM
7. 2026-06-12
   days on market $45,008 Active 17 DOM
8. 2026-06-09
   days on market $45,008 Active 14 DOM
9. 2026-06-08
   days on market $45,008 Active 13 DOM
10. 2026-06-07
    days on market $45,008 Active 12 DOM
11. 2026-06-05
    days on market $45,008 Active 9 DOM
12. 2026-06-03
    days on market $45,008 Active 8 DOM
13. 2026-06-02
    days on market $45,008 Active 7 DOM
14. 2026-06-01
    days on market $45,008 Active 6 DOM
15. 2026-05-31
    days on market $45,008 Active 5 DOM
16. 2026-05-30
    days on market $45,008 Active 4 DOM
17. 2026-05-26
    listed $45,008 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: $374 · $31/mo
• Projected year-2 tax: $405 · $34/mo
• Expected delta: +$31/yr (+$3/mo · 8.3%)

ⓘ 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 ≥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: $16,087
• − Mortgage interest: −$2,521
• − Property taxes: −$374
• − Insurance: −$225
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$1,309
• Taxable income: $9,084
• Est. tax owed @ 24.0%: −$2,180
• After-tax cash flow: $7,097/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

1 event — show timeline

• 2026-05-26 Listed $45,008 FSBO.com

Property tax history

+7.4%/yr

Latest (2025): $374 · +5.1% YoY. Source: county tax records.