201 N 8th Ave · Madill, OK 73446

$139,000

3 bd · 1.0 ba · 1,530 sqft · SingleFamily public records · 101 Days on market

Built 1945 10,019 sqft lot Est $188k · 26% under

---

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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.8/10.0
• Appreciation +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Investors looking to add a rental to their portfolio, here is a great opportunity. This property is a three bedroom main home with a detached 1 bedroom apartment behind it. The main house is currently rented, and with just a little TLC the apartment can be ready to rent as well.

Key facts

• Fresh paint
• New windows
• 0.23 acre lot

Tags

• NEW WINDOWS
• FRESH PAINT
• CLOSE PROXIMITY TO SCHOOLS

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Entry on main level
• Construction: Built with brick veneer and wood frame; Asphalt/fiberglass roof; Crawlspace foundation; Year built per public records
• Exterior features: Covered patio; Patio; Corner lot

Interior

• Kitchen: Oven; Range; Stove
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum frame windows; Laminate counters; Gas range connection; No additional interior features listed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#232 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, schools F, amenities F.
• Madill (town): math 20% / reading 22% proficiency, ranked #162 of 270 in OK (top 60%) — 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.
• Market conditions: 105 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 42 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.8%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Marshall County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-2.8% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $110k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1945 — 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: 1.08% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.35%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $188,190
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 W Lillie Blvd	0.09mi	3/2.0	1,608 (+5%)	22mo	$70,000	$44	65
1112 W Lillie Blvd	0.25mi	3/2.0	1,630 (+6%)	17mo	$146,000	$90	59
609 W Donehoo St	0.27mi	3/1.5	1,318 (-14%)	16mo	$161,500	$123	49
107 Parkway	0.68mi	3/2.0	1,648 (+8%)	12mo	$230,000	$140	41
907 W Burney	0.35mi	3/2.0	1,342 (-12%)	23mo	$178,000	$133	40
106 Parkway Plz	0.74mi	3/2.0	1,629 (+6%)	21mo	$195,000	$120	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $196
• Equity at exit: $22,202

10-year hold

• IRR: 9.3%
• Equity multiple: 1.74×
• Total profit: $28,702
• Equity at exit: $14,570

Cash invested: $38,920 (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 73446

• Home prices YoY: -1.4%
• Active inventory: 105
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$62 /mo · $750/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $336

Break-even live

Break-even rent $1,075

Max offer price $139,000

Occupancy floor 73%

Sensitivity live

Price	-10% $414	-5% $375	+0% $336	+5% $296	+10% $257
Rent	-10% $217	-5% $276	+0% $336	+5% $395	+10% $454
Rate	-1.0pp $406	-0.5pp $371	base $336	+0.5pp $300	+1.0pp $263

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Sweet Pea Ln Madill, OK	3.0	2.0	1308	$1,500	$1.15	22d	1	1.37mi

Listing history 25 events

1. 2026-06-21
   days on market $139,000 Active 101 DOM
2. 2026-06-19
   days on market $139,000 Active 99 DOM
3. 2026-06-18
   days on market $139,000 Active 98 DOM
4. 2026-06-17
   days on market $139,000 Active 97 DOM
5. 2026-06-16
   days on market $139,000 Active 96 DOM
6. 2026-06-15
   days on market $139,000 Active 95 DOM
7. 2026-06-14
   days on market $139,000 Active 93 DOM
8. 2026-06-12
   days on market $139,000 Active 92 DOM
9. 2026-06-09
   days on market $139,000 Active 89 DOM
10. 2026-06-08
    days on market $139,000 Active 88 DOM
11. 2026-06-07
    days on market $139,000 Active 87 DOM
12. 2026-06-05
    days on market $139,000 Active 84 DOM
13. 2026-06-02
    days on market $139,000 Active 82 DOM
14. 2026-06-01
    days on market $139,000 Active 81 DOM
15. 2026-05-31
    days on market $139,000 Active 80 DOM
16. 2026-05-30
    days on market $139,000 Active 79 DOM
17. 2026-03-12
    listed $139,000 Active
18. 2025-12-10
    status Pending
19. 2025-12-10
    price $145,000
20. 2025-12-10
    historical
21. 2025-08-03
    listed $109,500 Active
22. 2024-11-25
    soldstatus $110,000 Closed 279-char remark

    Show marketing remark (279 chars)

    Investors looking to add a rental to their portfolio, here is a great opportunity. This property is a three bedroom main home with a detached 1 bedroom apartment behind it. The main house is currently rented, and with just a little TLC the apartment can be ready to rent as well.

23. 2024-11-25
    soldstatus $110,000

    Show marketing remark (279 chars)

    Investors looking to add a rental to their portfolio, here is a great opportunity. This property is a three bedroom main home with a detached 1 bedroom apartment behind it. The main house is currently rented, and with just a little TLC the apartment can be ready to rent as well.

24. 2024-10-07
    status Pending 279-char remark

    Show marketing remark (279 chars)

    Investors looking to add a rental to their portfolio, here is a great opportunity. This property is a three bedroom main home with a detached 1 bedroom apartment behind it. The main house is currently rented, and with just a little TLC the apartment can be ready to rent as well.

25. 2024-10-01
    listed $110,000 Active 279-char remark

    Show marketing remark (279 chars)

    Investors looking to add a rental to their portfolio, here is a great opportunity. This property is a three bedroom main home with a detached 1 bedroom apartment behind it. The main house is currently rented, and with just a little TLC the apartment can be ready to rent as well.

ⓘ 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: $750 · $62/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$501/yr (+$42/mo · 66.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $18,000
• − Mortgage interest: −$7,786
• − Property taxes: −$750
• − Insurance: −$695
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,044
• Taxable income: $1,845
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $3,585/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: Madill
• NCES district ID: 4018700
• Math proficiency: 20% ▼ -17.00%
• Reading proficiency: 22% ▼ -13.00%
• Median HH income: $40,372
• Composite: 17.82/100
• National rank: #9008
• State rank: #162 of 270 in OK

Livability — Madill

• Score: 63/100
• State rank: #232
• US rank: #15955

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madill, OK
• City population: 8,414
• Population (ZIP): 8,414

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 17,405 people
• By 2030: 18,038 · +3.6%
• By 2040: 19,513 · +12.1%
• By 2050: 21,283 · +22.3%
• By 2075: 27,884 · +60.2%
• By 2100: 35,435 · +103.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 28% Two or more races 15% Native American 8%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Iranian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 76% English-only · Spanish 22% German/W. Germanic 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+63.4) · D 17.7% · R 81.2% · Other 1.1%
• 2008→2024 swing: -24.6pp toward R · 2008: -38.8pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+62.5 2016: R+56.6 2012: R+45.7 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.76%
• Current HPI: 188.3049
• 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

+26.4% since first listed

9 events — show timeline

• 2026-03-12 Listed $139,000 MLS Technology, Inc.
• 2025-12-10 Pending — MLS Technology, Inc.
• 2025-12-10 Price Changed $145,000 MLS Technology, Inc.
• 2025-12-10 Listing Removed — MLS Technology, Inc.
• 2025-08-03 Listed $109,500 MLS Technology, Inc.
• 2024-11-25 Sold (Public Records) $110,000 Public Records
• 2024-11-25 Sold (MLS) $110,000 MLS Technology, Inc.
• 2024-10-07 Pending — MLS Technology, Inc.
• 2024-10-01 Listed $110,000 MLS Technology, Inc.

Property tax history

+7.9%/yr

Latest (2025): $750 · +27.1% YoY. Source: county tax records.