24934 E County Road 1550 · Maysville, OK 73057

$79,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 110 Days on market

Built 1950 6.23 ac lot

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Why this score? — see what drove the C+ 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 +24.5/30.0
• Appreciation +9.8/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Looking for land with utilities already on site and room to create your vision? This 6.23-acre property just minutes from Maysville and only 15 minutes from Pauls Valley or Lindsay is ready for new owners to make it their own. The existing 2-bedroom, 1-bath home (just over 600 sq ft) is in need of a full remodel, but the value lies in the acreage, barn, and multiple storage buildings already in place. Power has been run to the barn and outbuildings, giving you a head start for your projects. With no restrictions, this property offers flexibility for building a new home, remodeling the current home, placing a manufactured home, or using the space for agricultural or recreational purposes. Pr

Key facts

• No restrictions
• Land with utilities
• Power to barn

Tags

• LAND WITH UTILITIES
• 6.23-ACRE PROPERTY
• ACREAGE BARN
• MULTIPLE STORAGE BUILDINGS
• POWER TO BARN
• NO RESTRICTIONS

Property features AI

Finance

• Other: Homestead exempt; Suitable for livestock
• Financial info: Sold as-is; financing options include cash or conventional; Assumable loan: No
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking
• Utilities: Electricity available; Rural water; Septic tank; Private well available
• Home design: Single family residence; One-level home; Property faces north
• Construction: Frame construction; Metal roof; Conventional foundation; Built (existing)
• Exterior features: Barn(s); Workshop; Wire fencing; Rural lot

Interior

• Kitchen: Free-standing gas range and oven
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Window air conditioning units
• Interior features: No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($807 rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#302 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Maysville (rural): math 20% / reading 15% proficiency, ranked #442 of 513 in OK (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Maysville Es (math 8% / reading 17%, grade F, #652 of 845 statewide, top 79%, 254 students, 0% FRL); Maysville Hs (math 30% / reading 50%, grade F, #25 of 447 statewide, top 8%, 70 students, 0% FRL) — zoned schools average 0% FRL vs 61% district-wide (61 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 active listings in the ZIP; 1 units permitted in Garvin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($546 loan paydown + $8k appreciation (9.6% local appreciation)).
• Garvin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (9.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $25k; list at $79k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 1.02% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 3.32×
• Total profit: $51,378
• Equity at exit: $69,112

10-year hold

• IRR: 26.1%
• Equity multiple: 7.45×
• Total profit: $142,641
• Equity at exit: $146,906

Cash invested: $22,120 (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 73057

• Home prices YoY: 4.2%
• Active inventory: 23
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $807 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $162

Break-even live

Break-even rent $602

Max offer price $79,000

Occupancy floor 75%

Sensitivity live

Price	-10% $207	-5% $184	+0% $162	+5% $140	+10% $117
Rent	-10% $98	-5% $130	+0% $162	+5% $194	+10% $226
Rate	-1.0pp $202	-0.5pp $182	base $162	+0.5pp $142	+1.0pp $121

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $79,000 Active 110 DOM
2. 2026-06-18
   days on market $79,000 Active 108 DOM
3. 2026-06-17
   days on market $79,000 Active 107 DOM
4. 2026-06-16
   days on market $79,000 Active 106 DOM
5. 2026-06-15
   days on market $79,000 Active 105 DOM
6. 2026-06-13
   days on market $79,000 Active 103 DOM
7. 2026-06-12
   days on market $79,000 Active 102 DOM
8. 2026-06-09
   days on market $79,000 Active 99 DOM
9. 2026-06-08
   days on market $79,000 Active 98 DOM
10. 2026-06-08
    days on market $79,000 Active 97 DOM
11. 2026-06-05
    days on market $79,000 Active 95 DOM
12. 2026-06-04
    days on market $79,000 Active 93 DOM
13. 2026-06-02
    days on market $79,000 Active 92 DOM
14. 2026-06-01
    days on market $79,000 Active 91 DOM
15. 2026-05-31
    days on market $79,000 Active 90 DOM
16. 2026-03-02
    listed $79,000 Active
17. 2026-03-01
    historical
18. 2025-11-04
    price $79,000
19. 2025-09-23
    price $89,000
20. 2025-09-01
    listed $99,900 Active
21. 2006-06-02
    soldstatus $25,000
22. 2005-07-29
    soldstatus $22,500

ⓘ 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: $340 · $28/mo
• Projected year-2 tax: $711 · $59/mo
• Expected delta: +$371/yr (+$31/mo · 109.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,684
• − Mortgage interest: −$4,425
• − Property taxes: −$340
• − Insurance: −$395
• − Repairs & maintenance: −$775
• − Management: −$775
• − Depreciation: −$2,298
• Taxable income: $676
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $1,782/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: Maysville
• NCES district ID: 4019380
• Math proficiency: 20% ▲ 10.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $38,652
• Composite: 18.11/100
• National rank: #14076
• State rank: #442 of 513 in OK

Livability — Maysville

• Score: 61/100
• State rank: #302
• US rank: #17823

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

• Population (ZIP): 2,210

Population outlook (Garvin County) Hauer SSP2

• Today (2025): 28,277 people
• By 2030: 28,619 · +1.2%
• By 2040: 29,478 · +4.2%
• By 2050: 30,384 · +7.5%
• By 2075: 34,074 · +20.5%
• By 2100: 36,099 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 12% Native American 7% Hispanic / Latino 2%
• Common ancestry: Lithuanian 8% European 3% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Garvin

• 2024 margin: Solid R (+66.1) · D 16.4% · R 82.5% · Other 1.1%
• 2008→2024 swing: -22.5pp toward R · 2008: -43.6pp · 2024: -66.1pp
• All cycles: 2024: R+66.1 2020: R+64.2 2016: R+60.7 2012: R+46.1 2008: R+43.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.64%
• Current HPI: 240.7465
• Rent YoY: —
• Metro: —
• 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

+251.1% since first listed

7 events — show timeline

• 2026-03-02 Listed $79,000 MLSOK
• 2026-03-01 Listing Removed — MLSOK
• 2025-11-04 Price Changed $79,000 MLSOK
• 2025-09-23 Price Changed $89,000 MLSOK
• 2025-09-01 Listed $99,900 MLSOK
• 2006-06-02 Sold (Public Records) $25,000 Public Records
• 2005-07-29 Sold (Public Records) $22,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $340 · +8.3% YoY. Source: county tax records.