204 NE 10th Ave · Ardmore, OK 73401

$82,900

3 bd · 2.0 ba · 1,220 sqft · SingleFamily public records · 24 Days on market

Built 1955 10,454 sqft lot Est $142k · 41% under ↓ 2% since listing

---

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 MLS

Well-maintained cottage-style home with beautiful wooden floors throughout the house. Carport with an enclosed room with a washer/dryer, toilet, and hookup for a shower. Fenced backyard, ADDITIONAL LOT, almost picture-perfect corner lot with shed. THE PROPERTY IS BEING SOLD IN ITS PRESENT "AS IS" CONDITION.

Key facts

• Carport
• Additional toilet
• Washer dryer hookups

Tags

• CARPORT
• ENCLOSED UTILITY ROOM
• WASHER DRYER HOOKUPS
• ADDITIONAL TOILET
• SHOWER CONNECTION
• FULLY FENCED YARD

Property features AI

Finance

• Other: Assessor-provided living area: 1,220; Lot size approximately 0.24 acres; Homestead not indicated; No storm shelter reported; Corner lot in Ardmore City addition
• Financial info: Financing available (loan qualify: yes)
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Water, sewer, and power information not specified
• Home design: Single-family residence; One-level entry; Northeast-facing
• Construction: Vinyl siding; Composition roof; Conventional foundation; Existing property
• Exterior features: Covered porch; Outbuildings; Exterior storage; Chain link fencing; Corner lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Other heating; Window unit(s) for cooling
• Interior features: Living area; Dining area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $82k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% 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: Charles Evans Es (math 17% / reading 23%, grade F, #469 of 845 statewide, top 56%, 398 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); 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 $573 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $81,656 (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: 1.71% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.43%
• DSCR: 2.31
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $141,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 NE 7th Ave	0.22mi	2/1.5 (-1)	1,313 (+8%)	2mo	$16,450	$13	69
915 Martin Luther King Dr	0.53mi	3/1.0	1,223 (+0%)	3mo	$41,000	$34	68
1003 A NW	0.30mi	3/2.0	1,298 (+6%)	12mo	$150,000	$116	65
16 NW 15th Ave	0.51mi	3/2.0	1,188 (-3%)	12mo	$126,000	$106	62
20 8th NW	0.27mi	3/1.0	1,109 (-9%)	10mo	$80,000	$72	60
408 NW 11th St	0.58mi	2/1.0 (-1)	1,194 (-2%)	1mo	$140,000	$117	59
801 B St NW	0.39mi	2/1.0 (-1)	1,320 (+8%)	4mo	$127,500	$97	56
1005 E NW	0.66mi	3/2.0	1,255 (+3%)	12mo	$169,000	$135	54
1220 Hargrove	0.73mi	3/1.0	1,182 (-3%)	7mo	$155,000	$131	51
403 15th Ave NW	0.70mi	3/2.0	1,285 (+5%)	11mo	$160,000	$125	49
504 5th NW	0.70mi	2/1.0 (-1)	1,162 (-5%)	3mo	$138,000	$119	48
1212 Martin Luther King Blvd	0.71mi	2/1.0 (-1)	1,104 (-10%)	3mo	$30,000	$27	39

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: 28.7%
• Equity multiple: 2.26×
• Total profit: $29,352
• Equity at exit: $12,361

10-year hold

• IRR: 38.5%
• Equity multiple: 5.38×
• Total profit: $101,564
• Equity at exit: $7,168

Cash invested: $23,212 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $569

Break-even live

Break-even rent $696

Max offer price $82,900

Occupancy floor 55%

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $82,900 Active 24 DOM
2. 2026-06-18
   days on market $82,900 Active 23 DOM
3. 2026-06-17
   days on market $82,900 Active 22 DOM
4. 2026-06-16
   days on market $82,900 Active 21 DOM
5. 2026-06-15
   days on market $82,900 Active 20 DOM
6. 2026-06-14
   days on market $82,900 Active 18 DOM
7. 2026-06-12
   days on market $82,900 Active 17 DOM
8. 2026-06-09
   days on market $82,900 Active 14 DOM
9. 2026-06-08
   days on market $82,900 Active 13 DOM
10. 2026-06-07
    days on market $82,900 Active 12 DOM
11. 2026-06-05
    days on market $82,900 Active 9 DOM
12. 2026-06-03
    days on market $82,900 Active 8 DOM
13. 2026-06-02
    days on market $82,900 Active 7 DOM
14. 2026-06-01
    days on market $82,900 Active 6 DOM
15. 2026-05-31
    days on market $82,900 Active 5 DOM
16. 2026-05-30
    days on market $82,900 Active 4 DOM
17. 2026-05-26
    listed $82,900 Active
18. 2026-04-21
    historical
19. 2026-03-11
    price $85,000
20. 2025-10-23
    price $90,000
21. 2025-07-20
    price $92,900
22. 2025-04-22
    listed $95,000 Active
23. 2023-04-11
    soldstatus $77,000
24. 2023-04-07
    soldstatus $77,000 Closed 318-char remark

    Show marketing remark (318 chars)

    Well-maintained cottage-style home with beautiful wooden floors throughout the house. Carport with an enclosed room with a washer/dryer, toilet, and hookup for a shower. Fenced backyard, ADDITIONAL LOT, almost picture-perfect corner lot with shed. THE PROPERTY IS BEING SOLD IN ITS PRESENT "AS IS" CONDITION.

25. 2023-02-23
    status Pending 318-char remark

    Show marketing remark (318 chars)

    Well-maintained cottage-style home with beautiful wooden floors throughout the house. Carport with an enclosed room with a washer/dryer, toilet, and hookup for a shower. Fenced backyard, ADDITIONAL LOT, almost picture-perfect corner lot with shed. THE PROPERTY IS BEING SOLD IN ITS PRESENT "AS IS" CONDITION.

26. 2023-01-14
    price $82,500 318-char remark

    Show marketing remark (318 chars)

    Well-maintained cottage-style home with beautiful wooden floors throughout the house. Carport with an enclosed room with a washer/dryer, toilet, and hookup for a shower. Fenced backyard, ADDITIONAL LOT, almost picture-perfect corner lot with shed. THE PROPERTY IS BEING SOLD IN ITS PRESENT "AS IS" CONDITION.

27. 2022-09-06
    listed $85,000 Active 318-char remark

    Show marketing remark (318 chars)

    Well-maintained cottage-style home with beautiful wooden floors throughout the house. Carport with an enclosed room with a washer/dryer, toilet, and hookup for a shower. Fenced backyard, ADDITIONAL LOT, almost picture-perfect corner lot with shed. THE PROPERTY IS BEING SOLD IN ITS PRESENT "AS IS" CONDITION.

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $969 · $81/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 ≥112°F today · 20 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: $17,002
• − Mortgage interest: −$4,644
• − Property taxes: −$969
• − Insurance: −$414
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$2,412
• Taxable income: $5,843
• Est. tax owed @ 24.0%: −$1,402
• After-tax cash flow: $5,429/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

-2.5% since first listed

11 events — show timeline

• 2026-05-26 Listed $82,900 MLSOK
• 2026-04-21 Listing Removed — MLSOK
• 2026-03-11 Price Changed $85,000 MLSOK
• 2025-10-23 Price Changed $90,000 MLSOK
• 2025-07-20 Price Changed $92,900 MLSOK
• 2025-04-22 Listed $95,000 MLSOK
• 2023-04-11 Sold (Public Records) $77,000 Public Records
• 2023-04-07 Sold (MLS) $77,000 MLS Technology, Inc.
• 2023-02-23 Pending — MLS Technology, Inc.
• 2023-01-14 Price Changed $82,500 MLS Technology, Inc.
• 2022-09-06 Listed $85,000 MLS Technology, Inc.

Property tax history

+19.2%/yr

Latest (2025): $969 · +5.1% YoY. Source: county tax records.