1103 Stanley SW · Ardmore, OK 73401

$129,000

3 bd · 2.0 ba · 1,688 sqft · SingleFamily public records · 14 Days on market

Built 1935 0.37 ac lot Est $179k · 28% under ↓ 7% 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.0/10.0
• 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

Located on a spacious corner lot in a desirable Southwest Ardmore neighborhood, this 3-bedroom, 2-bath home offers plenty of space and possibilities. Inside, you'll find two living areas, with one featuring a fireplace, plus a separate dining room. Fresh interior paint has been completed in most rooms, and the original hardwood floors add charm and character throughout the home. The property includes a 2-car carport and a 1-car garage with additional storage space in the back. There is also plenty of storage throughout the home. The roof and electrical have been updated (dates unknown). The home does not currently have central heat and air, but there is room to add it if desired. If you've

Key facts

• Separate dining room
• Two living areas
• Corner lot

Tags

• CORNER LOT
• TWO LIVING AREAS
• FIREPLACE
• SEPARATE DINING ROOM
• ORIGINAL HARDWOOD FLOORS
• ADDITIONAL STORAGE SPACE

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Parking: 2-car garage; Detached parking; Carport
• Security: No safety shelter; Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Crawlspace foundation
• Construction: Built (year per public records); Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Storage structure; Partial fencing; Corner lot; Mature trees; South-facing

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator; Gas water heater
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Window unit(s) for cooling
• Interior features: Laminate counters; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Cap rate 9.7% 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 $892 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.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1935 — 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: 1.10% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $178,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1317 3rd Ave SW	0.19mi	3/2.0	1,624 (-4%)	2mo	$199,990	$123	83
711 3rd SW	0.25mi	3/2.0	1,610 (-5%)	6mo	$75,000	$47	75
1301 SW Bixby Ave	0.14mi	3/2.0	1,464 (-13%)	5mo	$155,000	$106	67
718 Marlena Ln	0.72mi	3/2.0	1,683 (-0%)	2mo	$150,000	$89	65
134 SW G. St	0.29mi	3/2.0	1,530 (-9%)	8mo	$147,500	$96	64
307 P St SW	0.37mi	4/2.0 (+1)	1,786 (+6%)	6mo	$195,000	$109	63
1804 Stanley SW	0.48mi	3/2.0	1,827 (+8%)	1mo	$170,000	$93	63
917 Q St SW	0.57mi	3/2.0	1,772 (+5%)	6mo	$204,500	$115	60
1217 W Main St	0.40mi	3/1.0	1,540 (-9%)	10mo	$63,000	$41	55
509 G St SW	0.44mi	4/2.0 (+1)	1,911 (+13%)	2mo	$224,000	$117	51
1712 5th Ave SW	0.52mi	2/2.0 (-1)	1,455 (-14%)	7mo	$228,000	$157	42
217 H St NW	0.54mi	3/2.0	1,443 (-14%)	11mo	$120,000	$83	42

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: 5.9%
• Equity multiple: 1.24×
• Total profit: $8,604
• Equity at exit: $19,234

10-year hold

• IRR: 18.6%
• Equity multiple: 2.83×
• Total profit: $66,269
• Equity at exit: $11,154

Cash invested: $36,120 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $362

Break-even live

Break-even rent $963

Max offer price $129,000

Occupancy floor 70%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $129,000 Active 14 DOM
2. 2026-06-18
   days on market $129,000 Active 13 DOM
3. 2026-06-17
   days on market $129,000 Active 12 DOM
4. 2026-06-16
   days on market $129,000 Active 11 DOM
5. 2026-06-15
   days on market $129,000 Active 10 DOM
6. 2026-06-14
   days on market $129,000 Active 8 DOM
7. 2026-06-12
   days on market $129,000 Active 7 DOM
8. 2026-06-09
   days on market $129,000 Active 4 DOM
9. 2026-06-08
   days on market $129,000 Active 3 DOM
10. 2026-06-07
    days on marketlisting id $129,000 Active 2 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    days on market $129,000 Active 162 DOM
13. 2026-06-03
    days on market $129,000 Active 161 DOM
14. 2026-06-02
    days on market $129,000 Active 160 DOM
15. 2026-06-01
    days on market $129,000 Active 159 DOM
16. 2026-05-31
    days on market $129,000 Active 158 DOM
17. 2026-05-30
    days on market $129,000 Active 157 DOM
18. 2026-04-13
    price $129,000
19. 2026-03-08
    status Active
20. 2026-01-13
    historical
21. 2025-12-22
    status Active
22. 2025-12-11
    status Pending
23. 2025-12-02
    price $134,900
24. 2025-10-20
    status Active
25. 2025-10-10
    status Pending
26. 2025-10-08
    listed $139,000 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: $364 · $30/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$797/yr (+$66/mo · 219.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°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: $17,046
• − Mortgage interest: −$7,226
• − Property taxes: −$364
• − Insurance: −$645
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$3,753
• Taxable income: $2,331
• Est. tax owed @ 24.0%: −$559
• After-tax cash flow: $3,780/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

-7.2% since first listed

9 events — show timeline

• 2026-04-13 Price Changed $129,000 MLS Technology, Inc.
• 2026-03-08 Relisted — MLS Technology, Inc.
• 2026-01-13 Listing Removed — MLS Technology, Inc.
• 2025-12-22 Relisted — MLS Technology, Inc.
• 2025-12-11 Pending — MLS Technology, Inc.
• 2025-12-02 Price Changed $134,900 MLS Technology, Inc.
• 2025-10-20 Relisted — MLS Technology, Inc.
• 2025-10-10 Pending — MLS Technology, Inc.
• 2025-10-08 Listed $139,000 MLS Technology, Inc.

Property tax history

+2.3%/yr

Latest (2025): $364 · +0.0% YoY. Source: county tax records.