816 Oak St · Maysville, OK 73057

$80,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 69 Days on market

Built 2006 7,841 sqft lot

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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
• DSCR +10.0/10.0
• Appreciation +9.8/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

This property is priced to move! Spacious 3 bedroom 2 bathroom home on a roomy corner lot with a large storage building included. Located directly across the street from the elementary school and a short walk or drive to shops and restaurants in town. Perfect for a first-time home buyer or a great investment opportunity. Reach out for more information or to schedule a tour!

Key facts

• Short walk to shops
• Corner lot
• 7,841 sq ft lot

Tags

• CORNER LOT
• LARGE STORAGE BUILDING
• SHORT WALK TO SHOPS
• SHORT DRIVE TO RESTAURANTS

Property features AI

Finance

• Other: Homestead exemption applied
• Financial info: Loan qualification allowed; Assumable: No
• HOA & community: No mandatory association dues

Exterior

• Utilities: Electricity available; Public utilities
• Home design: Single-family residence; One story; East-facing; Residential property
• Construction: Manufactured construction; Metal roof; Combination foundation
• Exterior features: Outbuildings; Storage; Below-ground and outdoor storm shelters; Corner lot; Campus area

Interior

• Kitchen: Free‑standing electric range; Free‑standing electric oven; Dishwasher; Microwave
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Whirlpool tub; Window treatments

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% 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 ($553 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 ~2 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 69 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $29k; list at $80k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.23%
• DSCR: 1.99
• GRM: 5.8

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: 40.3%
• Equity multiple: 4.04×
• Total profit: $68,026
• Equity at exit: $69,987

10-year hold

• IRR: 35.0%
• Equity multiple: 8.99×
• Total profit: $179,019
• Equity at exit: $148,765

Cash invested: $22,400 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$45 /mo · $544/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $415

Break-even live

Break-even rent $631

Max offer price $80,000

Occupancy floor 59%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $80,000 Active 69 DOM
2. 2026-06-17
   days on market $80,000 Active 68 DOM
3. 2026-06-16
   days on market $80,000 Active 67 DOM
4. 2026-06-16
   price $80,000 Active 66 DOM
5. 2026-06-15
   days on market $89,000 Active 66 DOM
6. 2026-06-13
   days on market $89,000 Active 64 DOM
7. 2026-06-12
   days on market $89,000 Active 63 DOM
8. 2026-06-09
   days on market $89,000 Active 60 DOM
9. 2026-06-08
   days on market $89,000 Active 59 DOM
10. 2026-06-08
    days on market $89,000 Active 58 DOM
11. 2026-06-05
    days on market $89,000 Active 56 DOM
12. 2026-06-04
    days on market $89,000 Active 54 DOM
13. 2026-06-02
    days on market $89,000 Active 53 DOM
14. 2026-06-01
    days on market $89,000 Active 52 DOM
15. 2026-05-31
    days on market $89,000 Active 51 DOM
16. 2026-04-10
    listed $89,000 Active
17. 2003-08-01
    soldstatus $29,000

ⓘ 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: $544 · $45/mo
• Projected year-2 tax: $720 · $60/mo
• Expected delta: +$176/yr (+$15/mo · 32.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $13,871
• − Mortgage interest: −$4,481
• − Property taxes: −$544
• − Insurance: −$400
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$2,327
• Taxable income: $3,899
• Est. tax owed @ 24.0%: −$936
• After-tax cash flow: $4,044/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

• Census place: Maysville, OK
• 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

+206.9% since first listed

2 events — show timeline

• 2026-04-10 Listed $89,000 MLSOK
• 2003-08-01 Sold (Public Records) $29,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $544 · +3.0% YoY. Source: county tax records.