1017 Grand Ter · Chickasha, OK 73018

$125,000

3 bd · 2.0 ba · 1,654 sqft · SingleFamily public records · 7 Days on market

Built 1960 0.29 ac lot Est $160k · 22% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.6/10.0
• 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

Come see this charming 3 bed, 2 bath home in the heart of Chickasha! Beautiful hardwood floors flow throughout the home and into the spacious kitchen featuring ample cabinet storage, an eat in dining area, newer dishwasher with a 10 year warranty, ceiling fan, and a gas range installed in 2023. The kitchen opens into a bright and versatile bonus room with built in storage that could easily serve as a second living area, formal dining room, office, study, or gaming room. So many possibilities! The primary bedroom features its own ensuite bathroom, and the oversized laundry room offers abundant shelving, extra workspace, and a utility sink. Step outside and enjoy the sizable gated backyard

Key facts

• Newer dishwasher
• Spacious kitchen
• Eat in dining area

Tags

• HARDWOOD FLOORS
• SPACIOUS KITCHEN
• AMPLE CABINET STORAGE
• EAT IN DINING AREA
• NEWER DISHWASHER
• GAS RANGE

Property features AI

Finance

• Other: Located in the Grand Terrace addition; Lender approval/short sale condition affecting sale; Active MLS listing; Home not occupied; No home warranty
• Financial info: Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues; Homestead eligible

Exterior

• Home design: Single family residence; One level; Residential property
• Construction: Vinyl siding; Composition roof; Slab foundation; Existing construction
• Exterior features: Open deck; Porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Two living areas; No fireplace

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 $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.3% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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

• 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 $125,000

Questions for the listing agent

1. Built in 1960 — 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 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?
4. 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.
5. 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.
6. 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: 1.16% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $160,438
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1621 Park Ave	0.40mi	3/2.5	1,620 (-2%)	9mo	$200,000	$123	69
1707 California Ave	0.47mi	3/2.0	1,776 (+7%)	4mo	$122,500	$69	62
1928 Arizona St	0.70mi	3/2.0	1,664 (+1%)	6mo	$161,500	$97	61
926 W Tennessee Ave	0.50mi	3/2.0	1,730 (+5%)	11mo	$130,000	$75	60
1402 S 14th St	0.58mi	3/2.0	1,563 (-6%)	6mo	$145,000	$93	58
1701 S 20th St	0.74mi	3/2.0	1,624 (-2%)	9mo	$145,000	$89	55
820 W Almar Dr	0.61mi	3/2.0	1,762 (+6%)	10mo	$220,000	$125	53
2302 S 17th St	0.46mi	4/2.0 (+1)	1,818 (+10%)	6mo	$200,500	$110	52
1522 S 9th St	0.44mi	3/2.0	1,452 (-12%)	9mo	$115,000	$79	51
2125 S 18th St	0.50mi	3/3.0	1,814 (+10%)	10mo	$224,000	$123	48
1717 S 6th St	0.49mi	3/1.0	1,457 (-12%)	11mo	$179,900	$123	44
1318 S 16th St	0.70mi	3/1.0	1,458 (-12%)	9mo	$53,000	$36	36

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-422
• Equity at exit: $18,638

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $25,174
• Equity at exit: $10,808

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 73018

• Home prices YoY: -21.1%
• Active inventory: 203
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,445 high
• Mortgage (P&I): −$656
• Tax from tax record: −$122 /mo · $1,467/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $311

Break-even live

Break-even rent $1,050

Max offer price $125,000

Occupancy floor 73%

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: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3507 W Mississippi Ave Chickasha, OK	4.0	2.0	1240	$1,474	$1.19	2d	1	0.33mi
607 W Wisconsin Ave Chickasha, OK	3.0	2.0	1270	$1,395	$1.10	11d	1	0.42mi
1024 S 13th St Chickasha, OK	2.0	2.0	1265	$925	$0.73	10d	1	0.80mi
1008 S 14th St Chickasha, OK	3.0	2.0	1485	$1,395	$0.94	2d	1	0.84mi
2024 Taylor St Chickasha, OK	3.0	2.0	1355	$1,525	$1.13	2d	1	1.20mi
2730 Valley View Cir Chickasha, OK	2.0–3.0	2.0	1087	$1,495	$1.37	2d	3	1.22mi
2716 Valley View Dr Chickasha, OK	3.0	2.0	1242	$1,350	$1.09	2d	1	1.26mi
519 W Minnesota Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	2d	1	1.27mi

Listing history 6 events

1. 2026-06-18
   days on market $125,000 Active 7 DOM
2. 2026-06-17
   days on market $125,000 Active 6 DOM
3. 2026-06-16
   days on market $125,000 Active 5 DOM
4. 2026-06-15
   days on market $125,000 Active 4 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $125,000 Active 2 DOM

ⓘ 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: $1,467 · $122/mo
• Projected year-2 tax: $1,467 · $122/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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,335
• − Mortgage interest: −$7,002
• − Property taxes: −$1,467
• − Insurance: −$625
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$3,636
• Taxable income: $1,831
• Est. tax owed @ 24.0%: −$440
• After-tax cash flow: $3,297/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

+6.8% since first listed

14 events — show timeline

• 2026-06-12 Relisted — MLSOK
• 2026-05-15 Listed $125,000 MLSOK
• 2025-04-08 Pending — MLSOK
• 2025-04-07 Listing Removed — MLSOK
• 2025-04-04 Listed $100,000 MLSOK
• 2024-10-12 Listing Removed — MLSOK
• 2024-10-09 Relisted — MLSOK
• 2024-10-01 Pending — MLSOK
• 2024-08-29 Listed $127,000 MLSOK
• 2022-05-31 Sold (MLS) $123,000 MLSOK
• 2022-04-25 Pending — MLSOK
• 2022-04-20 Relisted — MLSOK
• 2022-04-15 Pending — MLSOK
• 2022-04-11 Listed $117,000 MLSOK

Property tax history

+9.9%/yr

Latest (2025): $1,467 · +0.6% YoY. Source: county tax records.