1212 12th St · Maysville, OK 73057

$95,000

2 bd · 1.0 ba · 1,483 sqft · SingleFamily public records · 97 Days on market

Built 1966 0.80 ac lot Est $187k · 49% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• Appreciation +9.8/10.0
• DSCR +8.6/10.0
• 1% rule +6.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Investment opportunity at 1212 12th St, Maysville! Situated on 3 well-maintained lots, this property features 2 separate buildings offering excellent potential for rental income, multi-generational living, or future development. The primary home includes 2 bedrooms and 1.5 bathrooms with two living areas, a kitchen, and laundry room, providing plenty of space for comfortable living. The property also features a two-car carport, side deck, and storm shelter. The second building includes 2 bedrooms, 1 bathroom, a living area, and a one-car garage. While it will require some repairs, it presents a great opportunity for investors or buyers looking to add value and create a second residence, gue

Key facts

• Two living areas
• Well maintained lots
• Two car carport

Tags

• WELL MAINTAINED LOTS
• TWO SEPARATE BUILDINGS
• POTENTIAL FOR RENTAL INCOME
• MULTI GENERATIONAL LIVING
• TWO LIVING AREAS
• TWO CAR CARPORT

Property features AI

Finance

• Other: Assessor-listed living area; Located in Hollowaygray Addition; Occupied
• Financial info: Loan qualifying available
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached or attached 1-car garage
• Security: Below-ground storm shelter
• Home design: Single family residence; One-level property; Residential property
• Construction: Frame construction; Metal roof; Combination foundation; Built (existing)
• Exterior features: Open deck; Porch; Outdoor storage; Interior lot

Interior

• Bedrooms: Four bedrooms
• Bathrooms: Two full bathrooms; One half bathroom
• Interior features: Two living areas; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (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 $10k of equity ($657 loan paydown + $9k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $55k; list at $95k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1966 — 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: 1.12% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.41%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $186,858
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 Park View Dr	0.30mi	2/1.0	1,550 (+4%)	8mo	$103,000	$66	72
12918 N County Road 3130	0.44mi	2/1.0	1,308 (-12%)	6mo	$337,500	$258	55
901 Ripley St	0.70mi	3/1.0 (+1)	1,392 (-6%)	11mo	$175,000	$126	43
207 Elm St	0.72mi	2/2.0	1,430 (-4%)	16mo	$170,000	$119	43

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

Projected returns pro-forma

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

5-year hold

• IRR: 31.2%
• Equity multiple: 3.41×
• Total profit: $64,102
• Equity at exit: $83,109

10-year hold

• IRR: 27.1%
• Equity multiple: 7.64×
• Total profit: $176,599
• Equity at exit: $176,659

Cash invested: $26,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $231

Break-even live

Break-even rent $769

Max offer price $95,000

Occupancy floor 73%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $95,000 Active 97 DOM
2. 2026-06-17
   days on market $95,000 Active 96 DOM
3. 2026-06-16
   days on market $95,000 Active 95 DOM
4. 2026-06-15
   days on market $95,000 Active 94 DOM
5. 2026-06-13
   days on market $95,000 Active 92 DOM
6. 2026-06-12
   days on market $95,000 Active 91 DOM
7. 2026-06-09
   days on market $95,000 Active 88 DOM
8. 2026-06-08
   days on market $95,000 Active 87 DOM
9. 2026-06-08
   days on market $95,000 Active 86 DOM
10. 2026-06-05
    days on market $95,000 Active 84 DOM
11. 2026-06-04
    days on market $95,000 Active 82 DOM
12. 2026-06-02
    days on market $95,000 Active 81 DOM
13. 2026-06-01
    days on market $95,000 Active 80 DOM
14. 2026-05-31
    days on market $95,000 Active 79 DOM
15. 2026-03-13
    listed $95,000 Active
16. 2024-03-01
    historical
17. 2023-11-01
    listed $115,000 Active
18. 2009-10-09
    soldstatus $55,000
19. 2006-05-03
    soldstatus $49,500

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$16/yr (+$1/mo · 1.9%)

ⓘ 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 3/10 Moderate 9% 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: $12,737
• − Mortgage interest: −$5,321
• − Property taxes: −$839
• − Insurance: −$475
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$2,764
• Taxable income: $1,300
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $2,458/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

+91.9% since first listed

5 events — show timeline

• 2026-03-13 Listed $95,000 MLSOK
• 2024-03-01 Listing Removed — MLSOK
• 2023-11-01 Listed $115,000 MLSOK
• 2009-10-09 Sold (Public Records) $55,000 Public Records
• 2006-05-03 Sold (Public Records) $49,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $839 · +6.1% YoY. Source: county tax records.