504 2nd St · Maramec, OK 74045

$70,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily · 79 Days on market

Built 1943 Poor condition 1.28 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +1.7/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Convenient to everything in the town of Maramec, this affordable property is on 16 lots! It's almost a whole block! This spacious house is heated well by a wood-burning fireplace and supplemented with baseboard heaters. The kitchen is already set up with a stove, dishwasher, and refrigerator, and the laundry area is in the house. A few steps away is a large detached garage with tool/workshop room. Come see this property, just waiting for a new owner.

Key facts

• Multiple parcels
• Detached garage
• 1.28 acre lot

Tags

• DETACHED GARAGE
• MULTIPLE PARCELS

Property features AI

Exterior

• Parking: 2-car garage (detached; garage faces rear); Carport
• Security: No safety shelter
• Utilities: Public water; Phone service available; Water available
• Home design: Single-story home; Faces north
• Construction: HardiPlank-type siding; Wood frame construction; Asphalt/fiberglass roof; Year built per public records
• Exterior features: Gravel driveway; Corner lot; Additional land available

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Electric oven connection; Electric range connection; No additional interior features listed
• Laundry & utility: Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $476 ($6k/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: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#651 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Pawnee (rural): math 16% / reading 23% proficiency, ranked #176 of 270 in OK (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pawnee Es (math 22% / reading 22%, grade F, #413 of 845 statewide, top 54%, 309 students, 0% FRL); Pawnee Ms (math 8% / reading 22%, grade F, #226 of 345 statewide, top 67%, 143 students, 0% FRL); Pawnee Hs (math 24% / reading 34%, grade F, #96 of 447 statewide, top 26%, 181 students, 0% FRL) — zoned schools average 0% FRL vs 68% district-wide (68 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 5 active listings in the ZIP; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $2k appreciation (3.0% local appreciation)).
• Pawnee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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 79 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $56k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• 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 $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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 1943 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.74% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.17%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 35.1%
• Equity multiple: 2.98×
• Total profit: $38,797
• Equity at exit: $31,475

10-year hold

• IRR: 35.2%
• Equity multiple: 5.88×
• Total profit: $95,620
• Equity at exit: $48,507

Cash invested: $19,600 (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 74045

• Active inventory: 5
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $476

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 56%

Sensitivity live

Price	-10% $525	-5% $501	+0% $476	+5% $452	+10% $428
Rent	-10% $380	-5% $428	+0% $476	+5% $524	+10% $572
Rate	-1.0pp $512	-0.5pp $494	base $476	+0.5pp $458	+1.0pp $440

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $70,000 Active 79 DOM
2. 2026-06-21
   days on market $70,000 Active 78 DOM
3. 2026-06-18
   days on market $70,000 Active 76 DOM
4. 2026-06-17
   days on market $70,000 Active 75 DOM
5. 2026-06-16
   days on market $70,000 Active 74 DOM
6. 2026-06-15
   days on market $70,000 Active 73 DOM
7. 2026-06-13
   days on market $70,000 Active 71 DOM
8. 2026-06-12
   days on market $70,000 Active 70 DOM
9. 2026-06-09
   days on market $70,000 Active 67 DOM
10. 2026-06-08
    days on market $70,000 Active 66 DOM
11. 2026-06-08
    days on market $70,000 Active 65 DOM
12. 2026-06-05
    days on market $70,000 Active 63 DOM
13. 2026-06-04
    days on market $70,000 Active 61 DOM
14. 2026-06-02
    days on market $70,000 Active 60 DOM
15. 2026-06-01
    days on market $70,000 Active 59 DOM
16. 2026-05-31
    days on market $70,000 Active 58 DOM
17. 2026-04-03
    listed $70,000 Active
18. 2026-03-31
    historical
19. 2025-07-07
    listed $70,000 Active
20. 2021-06-30
    soldstatus $56,000 455-char remark

    Show marketing remark (455 chars)

    Convenient to everything in the town of Maramec, this affordable property is on 16 lots! It's almost a whole block! This spacious house is heated well by a wood-burning fireplace and supplemented with baseboard heaters. The kitchen is already set up with a stove, dishwasher, and refrigerator, and the laundry area is in the house. A few steps away is a large detached garage with tool/workshop room. Come see this property, just waiting for a new owner.

21. 2021-03-31
    listed $58,000 455-char remark

    Show marketing remark (455 chars)

    Convenient to everything in the town of Maramec, this affordable property is on 16 lots! It's almost a whole block! This spacious house is heated well by a wood-burning fireplace and supplemented with baseboard heaters. The kitchen is already set up with a stove, dishwasher, and refrigerator, and the laundry area is in the house. A few steps away is a large detached garage with tool/workshop room. Come see this property, just waiting for a new owner.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $14,586
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$2,036
• Taxable income: $4,894
• Est. tax owed @ 24.0%: −$1,175
• After-tax cash flow: $4,543/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 · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to improve its condition and value. Significant work is needed in the kitchen, bathrooms, flooring, walls, roof, exterior, windows, HVAC, and landscaping.

Repairs flagged

• Major kitchen appliances — outdated and in poor condition
• Major bathroom fixtures — outdated and in poor condition
• Major flooring — worn and in poor condition
• Major interior walls/paint — peeling and in poor condition
• Major roof — visible wear
• Major exterior/siding — cluttered and worn
• Major windows — cluttered and worn
• Major foundation/structure — cluttered and worn
• Major HVAC/mechanicals — cluttered and outdated
• Major landscaping — overgrown and cluttered

Value-add opportunities

• Both extensive cleaning and decluttering — improves appearance and functionality
• Both new flooring — enhances aesthetics and comfort
• Both new kitchen appliances — modernizes and improves functionality
• Both new bathroom fixtures — modernizes and improves functionality
• Both new paint — enhances aesthetics and improves air quality
• Both new roof — extends lifespan and improves safety
• Both new exterior siding — enhances aesthetics and improves durability
• Both new windows — improves energy efficiency and aesthetics
• Both HVAC upgrade — improves comfort and energy efficiency
• Both landscaping and curb appeal — enhances aesthetics and improves property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · outdated and in poor condition	Major	$15,000–50,000
bathroom fixtures · outdated and in poor condition	Major	$15,000–50,000
flooring · worn and in poor condition	Major	$15,000–50,000
interior walls/paint · peeling and in poor condition	Major	$15,000–50,000
roof · visible wear	Major	$15,000–50,000
exterior/siding · cluttered and worn	Major	$15,000–50,000
windows · cluttered and worn	Major	$15,000–50,000
foundation/structure · cluttered and worn	Major	$15,000–50,000
HVAC/mechanicals · cluttered and outdated	Major	$15,000–50,000
landscaping · overgrown and cluttered	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both extensive cleaning and decluttering — improves appearance and functionality ↑
• Both new flooring — enhances aesthetics and comfort ↑
• Both new kitchen appliances — modernizes and improves functionality ↑
• Both new bathroom fixtures — modernizes and improves functionality ↑
• Both new paint — enhances aesthetics and improves air quality ↑
• Both new roof — extends lifespan and improves safety ↑
• Both new exterior siding — enhances aesthetics and improves durability ↑
• Both new windows — improves energy efficiency and aesthetics ↑
• Both HVAC upgrade — improves comfort and energy efficiency ↑
• Both landscaping and curb appeal — enhances aesthetics and improves property value ↑

ⓘ 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: Pawnee
• NCES district ID: 4023610
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 23% ▼ -5.00%
• Median HH income: $39,841
• Composite: 16.5/100
• National rank: #9184
• State rank: #176 of 270 in OK

Livability — Maramec

• Score: 51/100
• State rank: #651
• US rank: #25183

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maramec, OK
• Population (ZIP): 273

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 16,219 people
• By 2030: 16,028 · -1.2%
• By 2040: 15,724 · -3.1%
• By 2050: 15,563 · -4.0%
• By 2075: 15,905 · -1.9%
• By 2100: 16,058 · -1.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 18% Native American 2%
• Common ancestry: Slovak 12% Iranian 11%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+58.9) · D 19.7% · R 78.6% · Other 1.7%
• 2008→2024 swing: -21.4pp toward R · 2008: -37.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.5 2016: R+53.2 2012: R+40.0 2008: R+37.4

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

+20.7% since first listed

5 events — show timeline

• 2026-04-03 Listed $70,000 MLS Technology, Inc.
• 2026-03-31 Listing Removed — MLS Technology, Inc.
• 2025-07-07 Listed $70,000 MLS Technology, Inc.
• 2021-06-30 Sold (MLS) $56,000 SBOR
• 2021-03-31 Listed $58,000 SBOR