1106 N 11th St · Chickasha, OK 73018

$89,900

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 58 Days on market

Built 1978 0.30 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This charming home features a 2018 HVAC and water heater, updated kitchen appliances, and public utilities. Well-maintained with a spacious layout, this brick residence offers great potential. No HOA. Sold as-is

Key facts

• 2018 hvac
• Brick residence
• Water heater

Tags

• 2018 HVAC
• WATER HEATER
• UPDATED KITCHEN APPLIANCES
• PUBLIC UTILITIES
• BRICK RESIDENCE
• NO HOA

Property features AI

Finance

• Other: Homestead not claimed
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Living area source: Assessor
• Home design: Single family residence; One level
• Construction: Brick and frame construction; Other roof type; Slab foundation; Built (existing)
• Exterior features: No notable exterior features listed; Lot features: Other

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; Existing property

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: 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: 203 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $90k implies a 239% gain — meaningful room to come down on a strong offer.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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 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?
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: 1.52% ✓
• Cap rate: 13.38%
• Cash-on-cash: 25.30%
• DSCR: 2.13
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $34,452
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 El Reno Ave	0.26mi	2/1.5 (-1)	1,174 (-1%)	8mo	$34,500	$29	72
823 W Oklahoma Ave	0.41mi	3/1.0	1,276 (+7%)	16mo	$18,000	$14	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 1.76×
• Total profit: $19,205
• Equity at exit: $13,404

10-year hold

• IRR: 27.2%
• Equity multiple: 3.39×
• Total profit: $60,144
• Equity at exit: $7,773

Cash invested: $25,172 (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: 203
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $531

Break-even live

Break-even rent $694

Max offer price $89,900

Occupancy floor 56%

Sensitivity live

Price	-10% $582	-5% $556	+0% $531	+5% $505	+10% $480
Rent	-10% $423	-5% $477	+0% $531	+5% $585	+10% $639
Rate	-1.0pp $576	-0.5pp $554	base $531	+0.5pp $507	+1.0pp $484

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	4d	1	0.73mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	24d	1	0.73mi
1223 W Colorado Ave Chickasha, OK	2.0	2.0	864	$1,275	$1.48	2d	1	1.14mi
519 W Minnesota Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	2d	1	1.38mi

Listing history 16 events

1. 2026-06-18
   days on market $89,900 Active 58 DOM
2. 2026-06-17
   days on market $89,900 Active 57 DOM
3. 2026-06-16
   days on market $89,900 Active 56 DOM
4. 2026-06-15
   days on market $89,900 Active 55 DOM
5. 2026-06-13
   days on market $89,900 Active 53 DOM
6. 2026-06-09
   days on market $89,900 Active 49 DOM
7. 2026-06-08
   days on market $89,900 Active 48 DOM
8. 2026-06-07
   days on market $89,900 Active 47 DOM
9. 2026-06-05
   days on market $89,900 Active 44 DOM
10. 2026-06-03
    days on market $89,900 Active 43 DOM
11. 2026-06-02
    days on market $89,900 Active 42 DOM
12. 2026-06-01
    days on market $89,900 Active 41 DOM
13. 2026-05-31
    days on market $89,900 Active 40 DOM
14. 2026-05-11
    price $89,900
15. 2026-04-21
    listed $99,900 Active
16. 1996-04-18
    soldstatus $26,500

ⓘ 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: $468 · $39/mo
• Projected year-2 tax: $809 · $67/mo
• Expected delta: +$341/yr (+$28/mo · 72.9%)

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

Taxation est. · year 1

• Rental income: $16,383
• − Mortgage interest: −$5,036
• − Property taxes: −$468
• − Insurance: −$450
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,615
• Taxable income: $5,193
• Est. tax owed @ 24.0%: −$1,246
• After-tax cash flow: $5,121/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

+239.2% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $89,900 MLSOK
• 2026-04-21 Listed $99,900 MLSOK
• 1996-04-18 Sold (Public Records) $26,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $468 · +4.2% YoY. Source: county tax records.