806 15th Ave NW · Ardmore, OK 73401

$140,000

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 141 Days on market

Built 1954 8,060 sqft lot Est $132k · 6% over

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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 +16.9/30.0
• DSCR +5.3/10.0
• ARV discount +4.9/15.0
• Rent growth +4.3/5.0
• 1% rule +3.4/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming three bedroom and one bathroom offers comfort living space with Central heat and air. This classic ardmore residence offers an open concept living and kitchen area with an attached garage and fenced in backyard for outdoor enjoyment.

Key facts

• Open concept living
• Attached garage
• Central heat and air

Tags

• CENTRAL HEAT AND AIR
• OPEN CONCEPT LIVING
• ATTACHED GARAGE
• FENCED IN BACKYARD

Property features AI

Finance

• Other: Lot area approximately 0.185 acres
• Financial info: Tax details not included per instructions
• HOA & community: HOA information not provided

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Brick veneer and wood frame construction; Asphalt/fiberglass roof; Built year from public records
• Exterior features: Concrete driveway; Porch; Chain link fencing; No additional exterior features listed

Interior

• Kitchen: Kitchen appliance: Electric water heater
• Bedrooms: Bedroom details not provided
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); No additional interior features listed
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $117k (16.3% below list).
• Recommended offer: $117k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 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 $968 of loan paydown is wiped out by about $4k 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 141 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 1954 — 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 $117,196 (16.3% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.81%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $132,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1218 G St NW	0.14mi	2/1.0	1,000 (+1%)	7mo	$90,000	$90	86
818 Northwest Blvd	0.06mi	2/1.0	928 (-6%)	3mo	$114,900	$124	85
1412 Healdton Blvd	0.06mi	3/1.0 (+1)	1,124 (+14%)	2mo	$144,300	$128	67
1301 9th Ave NW	0.54mi	2/2.0	960 (-3%)	4mo	$144,900	$151	62
703 Campbell	0.24mi	3/1.0 (+1)	1,104 (+12%)	4mo	$139,000	$126	61
230 13th Ave NW	0.54mi	2/1.0	888 (-10%)	2mo	$32,000	$36	57
718 Ash St	0.47mi	2/1.0	880 (-11%)	7mo	$118,000	$134	54
428 Elm	0.58mi	3/2.0 (+1)	1,012 (+2%)	7mo	$139,000	$137	54
421 Elm	0.63mi	3/1.5 (+1)	926 (-6%)	2mo	$132,000	$143	51
711 Cherry	0.58mi	2/1.0	872 (-12%)	7mo	$133,500	$153	48
1216 11th Ave NW	0.51mi	2/2.0	840 (-15%)	2mo	$135,000	$161	45
426 Elm	0.59mi	3/1.5 (+1)	1,128 (+14%)	7mo	$89,000	$79	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 · 7.38% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.71×
• Total profit: $-11,503
• Equity at exit: $20,874

10-year hold

• IRR: 6.3%
• Equity multiple: 1.55×
• Total profit: $21,485
• Equity at exit: $12,105

Cash invested: $39,200 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $92

Break-even live

Break-even rent $1,056

Max offer price $140,000

Occupancy floor 87%

Sensitivity live

Price	-10% $171	-5% $132	+0% $92	+5% $52	+10% $13
Rent	-10% $-1	-5% $46	+0% $92	+5% $138	+10% $185
Rate	-1.0pp $162	-0.5pp $128	base $92	+0.5pp $56	+1.0pp $19

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $140,000 Active 141 DOM
2. 2026-06-21
   days on market $140,000 Active 140 DOM
3. 2026-06-19
   days on market $140,000 Active 138 DOM
4. 2026-06-18
   days on market $140,000 Active 137 DOM
5. 2026-06-17
   days on market $140,000 Active 136 DOM
6. 2026-06-16
   days on market $140,000 Active 135 DOM
7. 2026-06-15
   days on market $140,000 Active 134 DOM
8. 2026-06-14
   days on market $140,000 Active 132 DOM
9. 2026-06-12
   days on market $140,000 Active 131 DOM
10. 2026-06-09
    days on market $140,000 Active 128 DOM
11. 2026-06-08
    days on market $140,000 Active 127 DOM
12. 2026-06-07
    days on market $140,000 Active 126 DOM
13. 2026-06-05
    days on market $140,000 Active 123 DOM
14. 2026-06-03
    days on market $140,000 Active 122 DOM
15. 2026-06-02
    days on market $140,000 Active 121 DOM
16. 2026-06-01
    days on market $140,000 Active 120 DOM
17. 2026-05-31
    days on market $140,000 Active 119 DOM
18. 2026-05-30
    days on market $140,000 Active 118 DOM
19. 2026-02-01
    listed $140,000 Active
20. 2020-12-21
    historical
21. 2020-11-09
    listed $93,000

ⓘ 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: $497 · $41/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$763/yr (+$64/mo · 153.5%)

ⓘ 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: $14,064
• − Mortgage interest: −$7,842
• − Property taxes: −$497
• − Insurance: −$700
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$4,073
• Taxable loss: −$1,299
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $1,415/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

+50.5% since first listed

3 events — show timeline

• 2026-02-01 Listed $140,000 MLS Technology, Inc.
• 2020-12-21 Listing Removed — MLS Technology, Inc.
• 2020-11-09 Listed $93,000 MLS Technology, Inc.

Property tax history

+15.1%/yr

Latest (2025): $497 · +5.1% YoY. Source: county tax records.