812 Carter · Ardmore, OK 73401

$149,000

2 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 15 Days on market

Built 1942 9,240 sqft lot Est $120k · 25% 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 +17.3/30.0
• DSCR +5.4/10.0
• Rent growth +4.3/5.0
• 1% rule +3.5/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated Home in Southern Ardmore. Very Cute! 3 bedroom, 1.5 Bath, 2 Living Areas, Large Kitchen with Laminate Countertops, Storage Building, Nice Patio Area in Backyard, Must See!

Key facts

• New chimney
• Second living room
• Light fixtures

Tags

• NEW ROOF
• NEW CHIMNEY
• INTERIOR PAINT
• UPDATED FLOORING
• LIGHT FIXTURES
• SECOND LIVING ROOM

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces west
• Construction: Built per public records; Wood frame construction with asbestos siding; Asphalt/fiberglass roof; Crawlspace foundation
• Exterior features: Covered porch; Porch; Chain link fencing

Interior

• Kitchen: Dishwasher; Disposal; Oven/Range/Stove; Refrigerator
• Bedrooms: Total rooms: 2; Den/Family Room (first level)
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Storm windows with wood frames
• Laundry & utility: Utility room (inside, first level); Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $110 ($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 $127k (14.6% below list).
• Recommended offer: $127k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 $1k 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 15 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.
• Current owner paid $62k; list at $149k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• 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 $127,175 (14.6% below list)

Questions for the listing agent

1. Built in 1942 — 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. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $119,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Carter St	0.50mi	3/2.0 (+1)	1,255 (-4%)	2mo	$160,000	$127	60
909 SE D St	0.24mi	3/1.0 (+1)	1,181 (-9%)	10mo	$142,500	$121	60
701 4th Ave SE	0.42mi	3/1.0 (+1)	1,235 (-5%)	10mo	$35,000	$28	59
818 B SE	0.34mi	3/1.0 (+1)	1,309 (+1%)	24mo	$80,000	$61	58
410 D SE	0.36mi	2/1.0	1,390 (+7%)	20mo	$59,000	$42	55
915 Myrtle St	0.45mi	3/1.0 (+1)	1,300 (0%)	24mo	$135,000	$104	54
520 Carter St	0.21mi	2/1.0	1,122 (-14%)	22mo	$23,000	$20	49
417 E St SE	0.35mi	3/2.0 (+1)	1,486 (+14%)	6mo	$65,000	$44	46
310 G SE	0.49mi	3/1.5 (+1)	1,407 (+8%)	14mo	$130,000	$92	45
201 School St	0.58mi	3/2.0 (+1)	1,480 (+14%)	3mo	$17,000	$11	39
1120 G St SW	0.74mi	3/2.0 (+1)	1,426 (+10%)	7mo	$177,000	$124	34
904 E Springdale Loop	0.74mi	3/2.0 (+1)	1,438 (+11%)	20mo	$260,000	$181	22

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: -7.1%
• Equity multiple: 0.73×
• Total profit: $-11,331
• Equity at exit: $22,216

10-year hold

• IRR: 6.8%
• Equity multiple: 1.60×
• Total profit: $25,207
• Equity at exit: $12,883

Cash invested: $41,720 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,272 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $110

Break-even live

Break-even rent $1,132

Max offer price $149,000

Occupancy floor 86%

Sensitivity live

Price	-10% $195	-5% $152	+0% $110	+5% $68	+10% $26
Rent	-10% $10	-5% $60	+0% $110	+5% $161	+10% $211
Rate	-1.0pp $185	-0.5pp $148	base $110	+0.5pp $72	+1.0pp $32

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $149,000 Active 15 DOM
2. 2026-06-18
   days on market $149,000 Active 14 DOM
3. 2026-06-17
   days on market $149,000 Active 13 DOM
4. 2026-06-16
   days on market $149,000 Active 12 DOM
5. 2026-06-15
   days on market $149,000 Active 11 DOM
6. 2026-06-14
   days on market $149,000 Active 9 DOM
7. 2026-06-12
   days on market $149,000 Active 8 DOM
8. 2026-06-09
   days on market $149,000 Active 5 DOM
9. 2026-06-08
   days on market $149,000 Active 4 DOM
10. 2026-06-07
    days on market $149,000 Active 3 DOM
11. 2026-06-05
    remarks 620-char remark
12. 2026-06-05
    listed $149,000 Active 1 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: $611 · $51/mo
• Projected year-2 tax: $1,341 · $112/mo
• Expected delta: +$730/yr (+$61/mo · 119.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $15,261
• − Mortgage interest: −$8,346
• − Property taxes: −$611
• − Insurance: −$745
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$4,335
• Taxable loss: −$1,218
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $1,616/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

+186.5% since first listed

4 events — show timeline

• 2026-06-04 Listed $149,000 MLS Technology, Inc.
• 2018-03-13 Sold (MLS) $62,000 MLS Technology, Inc.
• 2018-01-12 Listed $65,000 MLS Technology, Inc.
• 2004-12-22 Sold (Public Records) $52,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $611 · +6.8% YoY. Source: county tax records.