306 S 2nd St · Rush Springs, OK 73082

$25,000

3 bd · 1.0 ba · 1,072 sqft · SingleFamily · 4 Days on market

Built 1970 Fair condition 10,450 sqft lot Est $40k · 37% under

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Why this score? — see what drove the A- 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
• Appreciation +9.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0

Listing remarks

Investor special in the heart of Marlow! Located at 306 S 2nd St, this fixer-upper offers a great opportunity to bring your vision to life. Home is being sold as-is and is ideal for investors or buyers looking for a renovation project. Conveniently situated with easy access to local shops, dining, and schools, this property has solid potential for the right buyer

Key facts

• 0.24 acre lot
• Built 1970
• Listed 4 days

Tags

• EASY ACCESS TO LOCAL SHOPS
• EASY ACCESS TO DINING
• EASY ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).

Location & tenants

• Location reads 63/100 on livability (#224 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Rush Springs (rural): math 14% / reading 25% proficiency, ranked #181 of 270 in OK (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rush Springs Es (math 17% / reading 27%, grade F, #413 of 845 statewide, top 54%, 244 students, 0% FRL); Rush Springs Hs (math 10% / reading 30%, grade F, #236 of 447 statewide, top 61%, 130 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 34 active listings in the ZIP; 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($173 loan paydown + $2k appreciation (9.6% local appreciation)).
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.6% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $25,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 4.08% ✓
• Cap rate: 36.71%
• Cash-on-cash: 108.62%
• DSCR: 5.83
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $39,664
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 S 1st	0.06mi	2/1.0 (-1)	1,196 (+12%)	12mo	$44,000	$37	63
104 W Walnut	0.45mi	2/1.0 (-1)	1,148 (+7%)	7mo	$38,000	$33	56
204 N Hampton	0.25mi	2/1.0 (-1)	952 (-11%)	15mo	$40,000	$42	52

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

Projected returns pro-forma

9.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.61×
• Total profit: $53,280
• Equity at exit: $21,769

10-year hold

• IRR: —
• Equity multiple: 18.86×
• Total profit: $125,020
• Equity at exit: $46,165

Cash invested: $7,000 (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 73082

• Home prices YoY: 3.0%
• Active inventory: 34
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $634

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 33%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-24
   status Pending
2. 2026-04-20
   listed $25,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,249
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$727
• Taxable income: $7,662
• Est. tax owed @ 24.0%: −$1,839
• After-tax cash flow: $5,765/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This fixer-upper requires significant repairs and updates to its roof, exterior, interior, and landscaping. While it has potential, the extensive work needed makes it a moderate rehab project.

Repairs flagged

• Major roof — The independent image shows significant damage to the roof.
• Major exterior siding — The independent image shows weathered siding and peeling paint.
• Major interior walls — The independent image shows peeling paint and worn carpeting.
• Major landscaping — The independent image shows dated landscaping and fencing that could be updated for curb appeal.

Value-add opportunities

• Both Paint the exterior and interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics.
• Both Replace the roof — A new roof will protect the home from weather damage and improve its overall appearance.
• Both Upgrade the flooring — New flooring will enhance the home's interior and make it more appealing to potential buyers.
• Both Update the landscaping and fencing — Fresh landscaping and updated fencing will improve the home's curb appeal and make it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent image shows significant damage to the roof.	Major	$15,000–50,000
exterior siding · The independent image shows weathered siding and peeling paint.	Major	$15,000–50,000
interior walls · The independent image shows peeling paint and worn carpeting.	Major	$15,000–50,000
landscaping · The independent image shows dated landscaping and fencing that could be updated for curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint the exterior and interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
• Both Replace the roof — A new roof will protect the home from weather damage and improve its overall appearance. ↑
• Both Upgrade the flooring — New flooring will enhance the home's interior and make it more appealing to potential buyers. ↑
• Both Update the landscaping and fencing — Fresh landscaping and updated fencing will improve the home's curb appeal and make it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rush Springs
• NCES district ID: 4026550
• Math proficiency: 14% ▼ -16.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $37,999
• Composite: 16.31/100
• National rank: #9211
• State rank: #181 of 270 in OK

Livability — Rush Springs

• Score: 63/100
• State rank: #224
• US rank: #15766

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rush Springs, OK
• Population (ZIP): 2,836

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Native American 2% Black 1%
• Common ancestry: Lithuanian 3% Slovak 2% Scottish 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 9.59%
• Current HPI: 331.627
• 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

2 events — show timeline

• 2026-04-24 Pending — MLSOK
• 2026-04-20 Listed $25,000 MLSOK