103 N Main St

Marble City, OK 74945

$69,900B+

3 bd · 1.0 ba · 1,256 sqft · Built 1940 · SingleFamily · Active · 101 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,115/mo
• Mortgage (P&I): −$367
• Tax + insurance: −$116
• HOA: −$0
• Vac / Maint / Mgmt: −$234
• Net cashflow: $398/mo
• Annual: $4,772/yr
• Cap rate: 13.12%
• Cash-on-cash: 24.38%
• DSCR: 2.08
• 1% rule: 1.59%
• Cash to close: $19,572

Investor read

• This is a 3-bed/1.0-bath single-family listed at $70k. Condition is rated fair.
• 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).
• It's been on market 101 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• In year one you build about $3k of equity ($483 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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.
• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 8 active listings in the ZIP; 125 units permitted in Sequoyah County in 2024 (0 in 5+ unit buildings).
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.