103 N Main St · Marble City, OK 74945

$69,900

3 bd · 1.0 ba · 1,256 sqft · SingleFamily · 101 Days on market

Built 1940 Fair condition 0.38 ac lot Est $132k · 47% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0

Listing remarks

Looking for a investment property. This property would make excellent investment property or the perfect affordable place to call home. 3 bedroom 1 bath . Currently rents for 800.00 a month. Large fenced 100 x165 Lot , Mini Split and Hard wood floors, Newer paint inside and out. Marble City is a growing community with its Multi Million Dollar New infrastructure and New Cherokee Nation Offices. New plans and development in the works. Located just 10 minutes from Sallisaw.

Key facts

• Hard wood floors
• Large fenced lot
• Newer paint

Tags

• LARGE FENCED LOT
• MINI SPLIT
• HARD WOOD FLOORS
• NEWER PAINT

Property features AI

Exterior

• Parking: Gravel parking area
• Utilities: Public water; Electricity available; Water available
• Home design: Single-family residence; One story; House (frame construction)
• Construction: Frame construction; Shingle roof
• Exterior features: Covered porch; Back yard fencing; Cleared, city lot; Paved road access; Gravel parking

Interior

• Flooring: Ceramic tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric cooling
• Interior features: Electric water heater; Ceramic tile and wood flooring
• Laundry & utility: Washer hookup (no included washer)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#580 in OK) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: employment D, amenities F, commute F.
• Marble City (rural): math 20% / reading 11% proficiency, ranked #469 of 513 in OK (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Marble City Public School (math 15% / reading 15%, grade F, #591 of 845 statewide, top 71%, 86 students, 0% FRL) — zoned schools average 0% FRL vs 78% district-wide (78 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 8 active listings in the ZIP; 125 units permitted in Sequoyah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.0% local appreciation)).
• Sequoyah County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,609 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.59% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.38%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $131,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 N Main St	0.11mi	2/2.0 (-1)	1,220 (-3%)	19mo	$128,000	$105	65

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

Projected returns pro-forma

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

5-year hold

• IRR: 30.5%
• Equity multiple: 2.73×
• Total profit: $33,764
• Equity at exit: $31,430

10-year hold

• IRR: 30.9%
• Equity multiple: 5.33×
• Total profit: $84,736
• Equity at exit: $48,437

Cash invested: $19,572 (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 74945

• Active inventory: 8
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $398

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 59%

Sensitivity live

Price	-10% $446	-5% $422	+0% $398	+5% $373	+10% $349
Rent	-10% $310	-5% $354	+0% $398	+5% $442	+10% $486
Rate	-1.0pp $433	-0.5pp $415	base $398	+0.5pp $380	+1.0pp $361

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $69,900 Active 101 DOM
2. 2026-06-18
   days on market $69,900 Active 99 DOM
3. 2026-06-17
   days on market $69,900 Active 98 DOM
4. 2026-06-16
   days on market $69,900 Active 97 DOM
5. 2026-06-15
   days on market $69,900 Active 96 DOM
6. 2026-06-13
   days on market $69,900 Active 94 DOM
7. 2026-06-12
   days on market $69,900 Active 93 DOM
8. 2026-06-09
   days on market $69,900 Active 90 DOM
9. 2026-06-08
   days on market $69,900 Active 89 DOM
10. 2026-06-08
    days on market $69,900 Active 88 DOM
11. 2026-06-05
    days on market $69,900 Active 86 DOM
12. 2026-06-04
    days on market $69,900 Active 84 DOM
13. 2026-06-02
    days on market $69,900 Active 83 DOM
14. 2026-06-01
    days on market $69,900 Active 82 DOM
15. 2026-05-31
    days on market $69,900 Active 81 DOM
16. 2026-03-11
    listed $69,900 Active

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

Taxation est. · year 1

• Rental income: $13,378
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$2,033
• Taxable income: $3,891
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $3,838/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

The property requires moderate renovations, including organizing and cleaning the kitchen and bathroom, and improving the landscaping and curb appeal. These updates will significantly enhance its resale and rental value.

Repairs flagged

• Minor Kitchen organization — Cluttered kitchen with items scattered throughout.
• Minor Bathroom organization — Cluttered bathroom with various items.
• Minor Exterior cleaning — Cluttered exterior with items such as a satellite dish and a grill.

Value-add opportunities

• Both Organizing and cleaning the kitchen and bathroom — Creating a more inviting and functional living space will appeal to both buyers and renters.
• Both Landscaping and curb appeal improvements — A well-maintained exterior can enhance the home's curb appeal and attract more potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen organization · Cluttered kitchen with items scattered throughout.	Minor	$500–3,000
Bathroom organization · Cluttered bathroom with various items.	Minor	$500–3,000
Exterior cleaning · Cluttered exterior with items such as a satellite dish and a grill.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Organizing and cleaning the kitchen and bathroom — Creating a more inviting and functional living space will appeal to both buyers and renters. ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior can enhance the home's curb appeal and attract more potential buyers or 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: Marble City
• NCES district ID: 4018960
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 11% ▼ -9.00%
• Median HH income: $36,384
• Composite: 16.33/100
• National rank: #14266
• State rank: #469 of 513 in OK

Livability — Marble City

• Score: 54/100
• State rank: #580
• US rank: #23845

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marble City, OK
• City population: 161
• Population (ZIP): 161

Population outlook (Sequoyah County) Hauer SSP2

• Today (2025): 39,398 people
• By 2030: 38,215 · -3.0%
• By 2040: 35,625 · -9.6%
• By 2050: 32,943 · -16.4%
• By 2075: 27,805 · -29.4%
• By 2100: 23,311 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.88)
• Race & ethnicity: Native American 50% White 35% Two or more races 14%

Political lean MEDSL · Sequoyah

• 2024 margin: Solid R (+61.5) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -25.5pp toward R · 2008: -36.0pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.0 2016: R+54.2 2012: R+39.1 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-03-11 Listed $69,900 WRVBOR