200 S 12th Ave · Madill, OK 73446

$114,500

2 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 95 Days on market

Built 1923 0.28 ac lot Est $106k · 8% over

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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 +21.4/30.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• ARV discount +4.1/15.0
• 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

Come take a look. Fantastic first-time home or investment opportunity! This property features 3 bedrooms, 1 bathroom, and sits on a corner lot with a fenced yard. Conveniently located near schools with easy access to Highway 70 and Highway 377. The corner lot is fenced and has pecan trees. Included with the home are window air conditioners, gas heaters, as well as a dishwasher, stove and refrigerator. Come and make this home yours​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ today.

Key facts

• Fenced yard
• Stove
• Dishwasher

Tags

• CORNER LOT
• FENCED YARD
• PECAN TREES
• DISHWASHER
• STOVE
• REFRIGERATOR

Property features AI

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Wood siding on wood frame; Asphalt/fiberglass roof; Built year from public records
• Exterior features: Covered porch; Chain link full fencing; Corner lot with mature trees; No additional exterior features listed; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Window air conditioning unit(s)
• Interior features: Ceiling fan(s); Laminate counters; Aluminum window frames with storm windows; Gas oven connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (6.4% below list).
• Recommended offer: $104k (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; 2 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 $792 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($104k) 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 $15k; list at $114k implies a 663% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $104,195 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1923 — 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: 0.94% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $106,470
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 W Taliaferro	0.17mi	3/1.0 (+1)	1,102 (-6%)	20mo	$40,000	$36	61
906 W Drew St	0.31mi	3/1.5 (+1)	1,260 (+8%)	9mo	$50,000	$40	58
207 N Sunset	0.20mi	3/1.0 (+1)	1,029 (-12%)	24mo	$76,000	$74	46
508 W Lillie Blvd	0.47mi	2/1.0	1,040 (-11%)	18mo	$95,000	$91	45
515 S 4th	0.65mi	2/1.0	1,066 (-9%)	14mo	$80,000	$75	43
704 Cedar	0.57mi	3/2.0 (+1)	1,293 (+10%)	7mo	$175,000	$135	41
907 W Burney	0.23mi	3/2.0 (+1)	1,342 (+15%)	23mo	$178,000	$133	36
18819 Elizabeth Blvd	0.64mi	3/1.5 (+1)	1,108 (-5%)	23mo	$130,000	$117	35
609 W Donehoo St	0.58mi	3/1.5 (+1)	1,318 (+13%)	16mo	$161,500	$123	32

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-6,632
• Equity at exit: $18,289

10-year hold

• IRR: 3.7%
• Equity multiple: 1.28×
• Total profit: $8,934
• Equity at exit: $12,002

Cash invested: $32,060 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$600
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $170

Break-even live

Break-even rent $857

Max offer price $114,500

Occupancy floor 79%

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 S 8th Ave Apt 1A Madill, OK	2.0	1.0	900	$875	$0.97	21d	1	0.52mi
512 Sweet Pea Ln Madill, OK	3.0	2.0	1308	$1,500	$1.15	21d	1	1.32mi

Listing history 22 events

1. 2026-06-19
   days on market $114,500 Active 95 DOM
2. 2026-06-18
   days on market $114,500 Active 94 DOM
3. 2026-06-17
   days on market $114,500 Active 93 DOM
4. 2026-06-16
   days on market $114,500 Active 92 DOM
5. 2026-06-15
   days on market $114,500 Active 91 DOM
6. 2026-06-14
   days on market $114,500 Active 89 DOM
7. 2026-06-12
   days on market $114,500 Active 88 DOM
8. 2026-06-09
   days on market $114,500 Active 85 DOM
9. 2026-06-08
   days on market $114,500 Active 84 DOM
10. 2026-06-07
    days on market $114,500 Active 83 DOM
11. 2026-06-05
    days on market $114,500 Active 80 DOM
12. 2026-06-02
    days on market $114,500 Active 78 DOM
13. 2026-06-01
    days on market $114,500 Active 77 DOM
14. 2026-05-31
    days on market $114,500 Active 76 DOM
15. 2026-05-30
    days on market $114,500 Active 75 DOM
16. 2026-03-16
    listed $114,500 Active
17. 2026-03-10
    historical
18. 2026-02-28
    price $114,500
19. 2026-02-12
    price $122,000
20. 2025-11-05
    price $127,000
21. 2025-09-11
    listed $130,000 Active
22. 1995-10-05
    soldstatus $15,000

ⓘ 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: $344 · $29/mo
• Projected year-2 tax: $1,030 · $86/mo
• Expected delta: +$686/yr (+$57/mo · 199.6%)

ⓘ 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 15% 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: $12,864
• − Mortgage interest: −$6,414
• − Property taxes: −$344
• − Insurance: −$572
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$3,331
• Taxable income: $145
• Est. tax owed @ 24.0%: −$35
• After-tax cash flow: $2,006/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

+663.3% since first listed

7 events — show timeline

• 2026-03-16 Listed $114,500 MLS Technology, Inc.
• 2026-03-10 Listing Removed — MLS Technology, Inc.
• 2026-02-28 Price Changed $114,500 MLS Technology, Inc.
• 2026-02-12 Price Changed $122,000 MLS Technology, Inc.
• 2025-11-05 Price Changed $127,000 MLS Technology, Inc.
• 2025-09-11 Listed $130,000 MLS Technology, Inc.
• 1995-10-05 Sold (Public Records) $15,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $344 · +6.8% YoY. Source: county tax records.