1002 S 6th St · Chickasha, OK 73018

$72,900

2 bd · 1.0 ba · 1,287 sqft · SingleFamily public records · 30 Days on market

Built 1900 0.30 ac lot Est $117k · 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This home would be the cutest with a little love and TLC. It is situated on a large corner lot. The shop in the back will hold 4 cars and has room to work around the sides. The shop has a work bench. Off to the side of the shop is a carport with a storage area attached for storing lawn mower and such. This home will have an estate sale in the near future, all items inside will be in the sale and we will post the date of the sale as soon as we have confirmation.

Key facts

• Work bench
• Shop in the back
• Large corner lot

Tags

• LARGE CORNER LOT
• SHOP IN THE BACK
• WORK BENCH
• CARPORT WITH STORAGE AREA

Property features AI

Finance

• Other: Homestead exempt; Property located in Chickasha Ot legal addition
• Financial info: Assumable: No; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete additional parking; 3-car garage
• Security: Not specified
• Utilities: Public utilities
• Home design: Single-family residence; One-level property; Residential property
• Construction: Frame and other construction materials; Composition roof; Conventional foundation; Built and existing (previously built)
• Exterior features: Outbuildings, storage, and workshop; Wood fencing; Corner lot; Below-ground/outdoor storm shelter

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit cooling
• Interior features: Refrigerator included; No fireplace; One living area
• Laundry & utility: Was not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $72k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% 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: Grand Avenue Es (math 40% / reading 31%, grade F, #165 of 845 statewide, top 20%, 490 students, 0% FRL); 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; 11 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $504 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $19k; list at $73k implies a 284% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,806 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.68% ✓
• Cap rate: 14.84%
• Cash-on-cash: 30.54%
• DSCR: 2.36
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $117,117
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 S 6th St	0.02mi	3/1.5 (+1)	1,330 (+3%)	1mo	$135,000	$102	86
1005 W Washington Ave	0.32mi	3/1.0 (+1)	1,244 (-3%)	3mo	$50,000	$40	72
1228 W Florida Ave	0.51mi	2/1.0	1,285 (-0%)	5mo	$117,000	$91	71
1303 S 9th St	0.30mi	3/1.5 (+1)	1,360 (+6%)	1mo	$146,000	$107	69
420 W Minnesota Ave	0.42mi	2/2.0	1,248 (-3%)	3mo	$44,500	$36	68
904 W Minnesota Ave	0.47mi	2/2.0	1,307 (+2%)	5mo	$181,400	$139	67
1127 S 10th St	0.31mi	2/1.5	1,162 (-10%)	2mo	$105,000	$90	66
502 S 9 St	0.44mi	3/1.0 (+1)	1,224 (-5%)	1mo	$85,000	$69	65
420 W Colorado Ave	0.58mi	2/1.0	1,238 (-4%)	4mo	$75,000	$61	63
926 S 9th St	0.25mi	3/1.5 (+1)	1,122 (-13%)	4mo	$115,000	$102	57
709 W Alabama Ave	0.51mi	3/2.0 (+1)	1,118 (-13%)	1mo	$125,000	$112	44
1219 W Colorado Ave	0.71mi	3/1.5 (+1)	1,144 (-11%)	4mo	$65,500	$57	38

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: 25.2%
• Equity multiple: 2.04×
• Total profit: $21,255
• Equity at exit: $10,870

10-year hold

• IRR: 32.9%
• Equity multiple: 3.99×
• Total profit: $61,041
• Equity at exit: $6,303

Cash invested: $20,412 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$382
• Tax from tax record: −$33 /mo · $398/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $519

Break-even live

Break-even rent $564

Max offer price $72,900

Occupancy floor 52%

Sensitivity live

Price	-10% $561	-5% $540	+0% $519	+5% $499	+10% $478
Rent	-10% $423	-5% $471	+0% $519	+5% $568	+10% $616
Rate	-1.0pp $556	-0.5pp $538	base $519	+0.5pp $501	+1.0pp $481

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 W Oregon Ave Chickasha, OK	2.0	2.0	900	$1,200	$1.33	2d	1	0.16mi
816 S 2nd St Chickasha, OK	3.0	2.0	1047	$1,100	$1.05	2d	1	0.34mi
519 W Minnesota Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	2d	1	0.36mi
1024 S 13th St Chickasha, OK	2.0	2.0	1265	$925	$0.73	11d	1	0.54mi
1008 S 14th St Chickasha, OK	3.0	2.0	1485	$1,395	$0.94	2d	1	0.63mi
607 W Wisconsin Ave Chickasha, OK	3.0	2.0	1270	$1,395	$1.10	11d	1	0.67mi
641 Marlin Ct Chickasha, OK	2.0–3.0	2.0	1300	$1,498	$1.15	2d	3	0.98mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	24d	1	0.98mi
810 W Illinois Ave Chickasha, OK	2.0	2.0	1100	$1,250	$1.14	4d	1	0.98mi
2220 W Utah Ave Unit 2220 Chickasha, OK	2.0	1.0	910	$1,055	$1.16	2d	1	1.44mi
2226 W Utah Ave Chickasha, OK	2.0	1.0	1000	$1,055	$1.05	15d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $72,900 Active 30 DOM
2. 2026-06-17
   days on market $72,900 Active 29 DOM
3. 2026-06-16
   days on market $72,900 Active 28 DOM
4. 2026-06-15
   days on market $72,900 Active 27 DOM
5. 2026-06-13
   days on market $72,900 Active 25 DOM
6. 2026-06-09
   days on market $72,900 Active 21 DOM
7. 2026-06-08
   days on market $72,900 Active 20 DOM
8. 2026-06-07
   days on market $72,900 Active 19 DOM
9. 2026-06-05
   days on market $72,900 Active 16 DOM
10. 2026-06-03
    days on market $72,900 Active 15 DOM
11. 2026-06-02
    days on market $72,900 Active 14 DOM
12. 2026-06-01
    days on market $72,900 Active 13 DOM
13. 2026-05-31
    days on market $72,900 Active 12 DOM
14. 2026-05-19
    listed $72,900 Active
15. 2002-11-13
    soldstatus $19,000
16. 2000-08-28
    soldstatus $28,500

ⓘ 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: $398 · $33/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$258/yr (+$22/mo · 64.8%)

ⓘ 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 ≥109°F today · 18 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: $14,663
• − Mortgage interest: −$4,084
• − Property taxes: −$398
• − Insurance: −$364
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$2,121
• Taxable income: $5,350
• Est. tax owed @ 24.0%: −$1,284
• After-tax cash flow: $4,950/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

+155.8% since first listed

3 events — show timeline

• 2026-05-19 Listed $72,900 MLSOK
• 2002-11-13 Sold (Public Records) $19,000 Public Records
• 2000-08-28 Sold (Public Records) $28,500 Public Records

Property tax history

+10.1%/yr

Latest (2025): $398 · +4.5% YoY. Source: county tax records.