321 Ash St · Ardmore, OK 73401

$200,000

3 bd · 1.0 ba · 1,412 sqft · SingleFamily public records · 6 Days on market

Built 1955 0.25 ac lot Est $165k · 21% over

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Why this score? — see what drove the F 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 +11.0/30.0
• Rent growth +4.3/5.0
• DSCR +3.2/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This 1955 home has been thoughtfully brought back to life with a full renovation, while still holding onto some character that makes it special. The original hardwood floors have been stripped, re-stained, and now truly shine throughout the home. From the moment you arrive, you’ll notice the fresh landscaping, new wooden porch steps, and a large shade tree welcoming you home. Inside, the open concept layout connects the living, dining, and kitchen spaces, creating a bright and comfortable feel. The kitchen is designed for both function and gathering, featuring a large island with bar seating, stainless steel appliances, tile backsplash and flooring, new cabinetry, ample counter space,

Key facts

• Full renovation
• Large island
• Fresh landscaping

Tags

• FULL RENOVATION
• ORIGINAL HARDWOOD FLOORS
• FRESH LANDSCAPING
• LARGE SHADE TREE
• OPEN CONCEPT LAYOUT
• LARGE ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (29.3% below list).
• Recommended offer: $141k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.6% in Ardmore — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $1k of loan paydown is wiped out by about $6k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $200k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $141,366 (29.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — 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 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $165,204
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 Ash St	0.00mi	4/2.0 (+1)	1,412 (0%)	1mo	$205,000	$145	90
205 NW 15th Ave	0.48mi	3/1.5	1,440 (+2%)	5mo	$65,000	$45	68
1817 Comanche	0.19mi	3/1.0	1,224 (-13%)	2mo	$147,500	$121	67
1722 Quiet Ln	0.57mi	3/2.0	1,416 (+0%)	3mo	$230,000	$162	67
430 Locust	0.17mi	3/1.0	1,237 (-12%)	6mo	$141,000	$114	66
510 Campbell	0.45mi	4/2.0 (+1)	1,340 (-5%)	2mo	$157,000	$117	59
1618 Mount Washington St	0.34mi	2/1.0 (-1)	1,248 (-12%)	2mo	$120,000	$96	58
600 Cottonwood St	0.43mi	3/3.0	1,564 (+11%)	3mo	$51,500	$33	52
625 Northwest Ave	0.66mi	3/1.0	1,239 (-12%)	6mo	$75,000	$61	44
705 Elizabeth	0.70mi	3/1.0	1,232 (-13%)	4mo	$165,000	$134	43
800 Cottonwood	0.61mi	3/2.0	1,215 (-14%)	6mo	$145,000	$119	39
1907 Robison	0.69mi	4/2.0 (+1)	1,602 (+14%)	4mo	$155,000	$97	33

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: -15.2%
• Equity multiple: 0.44×
• Total profit: $-31,425
• Equity at exit: $29,821

10-year hold

• IRR: -1.2%
• Equity multiple: 0.90×
• Total profit: $-5,500
• Equity at exit: $17,292

Cash invested: $56,000 (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 73401

• Home prices YoY: -21.7%
• Rents YoY: 7.4%
• Active inventory: 379
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-85

Break-even live

Break-even rent $1,522

Max offer price $184,935

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-27
   status Pending
2. 2026-04-21
   listed $200,000 Active
3. 2024-07-22
   soldstatus $70,000

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $1,800 · $150/mo
• Expected delta: +$961/yr (+$80/mo · 114.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 49% 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: $16,964
• − Mortgage interest: −$11,203
• − Property taxes: −$839
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$5,818
• Taxable loss: −$4,611
• Est. tax savings @ 24.0%: +$1,107
• After-tax cash flow: $83/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

+185.7% since first listed

3 events — show timeline

• 2026-04-27 Pending — MLS Technology, Inc.
• 2026-04-21 Listed $200,000 MLS Technology, Inc.
• 2024-07-22 Sold (Public Records) $70,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $839 · +58.0% YoY. Source: county tax records.