307 S Madison St · Konawa, OK 74849

$50,000

2 bd · 1.0 ba · 480 sqft · SingleFamily public records · 44 Days on market

Built 2008 10,498 sqft lot

---

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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Welcome to the cutest little tiny home you'll ever see! Located on 5 beautiful lots in the heart of Konawa, this adorable dollhouse is remarkably spacious! Walk in to a cozy living room and newly remodeled kitchen and a loft bedroom. Complete with an RV sized stackable washer and dryer! Includes a 10 x 16 storage shed for all your overflow and lawn maintenance tools. This place is perfect whether you're a single professional or a couple wanting to downsize or just want to minimize the amount of daily chores! Call to schedule your showing today!

Key facts

• Large corner lot
• Three-quarter bath
• Concrete back patio

Tags

• LARGE CORNER LOT
• OPEN LIVING AREA
• THREE-QUARTER BATH
• WALK-IN SHOWER
• FRONT AND BACK ENTRANCE
• CONCRETE BACK PATIO

Property features AI

Finance

• Other: Located on a 0.241-acre lot; Manual geocode; directions: at the intersection of S. Broadway St and east A St. Go east on A St; house is on the south side of the road along A St.; Living area reported as 480 (source: assessor)
• Financial info: Listing terms: Cash or Conventional; Loan qualification: Yes; Assumable: No; Sale condition: Court approval
• HOA & community: No mandatory association dues

Exterior

• Parking: No parking details provided
• Security: No specific security features listed
• Utilities: No specific utility providers listed
• Home design: Residential single-family home; One-and-one-half story; Existing property; Homestead exempt
• Construction: Frame construction; Composition roof; Built with conventional foundation
• Exterior features: Open patio; Outbuilding(s); Corner lot

Interior

• Kitchen: Free-standing electric range and oven
• Bedrooms: 1 bedroom
• Flooring: Carpet; Laminate; Combination flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: Other; Cooling: Window unit(s)
• Interior features: Combination of carpet and laminate flooring; No fireplace
• Laundry & utility: No study; Conventional foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($828 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#583 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Konawa (rural): math 17% / reading 19% proficiency, ranked #197 of 270 in OK (top 73%) — 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: Konawa Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 299 students, 0% FRL); Konawa Hs (math 5% / reading 34%, grade F, #274 of 447 statewide, top 66%, 155 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: 21 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: severe 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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 1.66% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.75%
• DSCR: 2.37
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.7%
• Equity multiple: 4.58×
• Total profit: $50,065
• Equity at exit: $45,044

10-year hold

• IRR: 41.5%
• Equity multiple: 10.24×
• Total profit: $129,425
• Equity at exit: $97,139

Cash invested: $14,000 (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 74849

• Home prices YoY: 4.0%
• Active inventory: 21
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $828 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$12 /mo · $145/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $359

Break-even live

Break-even rent $374

Max offer price $50,000

Occupancy floor 52%

Sensitivity live

Price	-10% $387	-5% $373	+0% $359	+5% $345	+10% $330
Rent	-10% $293	-5% $326	+0% $359	+5% $391	+10% $424
Rate	-1.0pp $384	-0.5pp $372	base $359	+0.5pp $346	+1.0pp $333

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $50,000 Active 44 DOM
2. 2026-06-19
   days on market $50,000 Active 42 DOM
3. 2026-06-18
   days on market $50,000 Active 41 DOM
4. 2026-06-17
   days on market $50,000 Active 40 DOM
5. 2026-06-16
   days on market $50,000 Active 39 DOM
6. 2026-06-15
   days on market $50,000 Active 38 DOM
7. 2026-06-14
   days on market $50,000 Active 36 DOM
8. 2026-06-12
   days on market $50,000 Active 35 DOM
9. 2026-06-09
   days on market $50,000 Active 32 DOM
10. 2026-06-08
    days on market $50,000 Active 31 DOM
11. 2026-06-07
    days on market $50,000 Active 30 DOM
12. 2026-06-05
    days on market $50,000 Active 27 DOM
13. 2026-06-02
    days on market $50,000 Active 25 DOM
14. 2026-06-01
    days on market $50,000 Active 24 DOM
15. 2026-05-31
    days on market $50,000 Active 23 DOM
16. 2026-05-30
    days on market $50,000 Active 22 DOM
17. 2026-05-08
    listed $50,000 Active
18. 2024-07-26
    soldstatus $47,900 Closed 553-char remark

    Show marketing remark (553 chars)

    Welcome to the cutest little tiny home you'll ever see! Located on 5 beautiful lots in the heart of Konawa, this adorable dollhouse is remarkably spacious! Walk in to a cozy living room and newly remodeled kitchen and a loft bedroom. Complete with an RV sized stackable washer and dryer! Includes a 10 x 16 storage shed for all your overflow and lawn maintenance tools. This place is perfect whether you're a single professional or a couple wanting to downsize or just want to minimize the amount of daily chores! Call to schedule your showing today!

19. 2024-06-28
    status Pending 553-char remark

    Show marketing remark (553 chars)

    Welcome to the cutest little tiny home you'll ever see! Located on 5 beautiful lots in the heart of Konawa, this adorable dollhouse is remarkably spacious! Walk in to a cozy living room and newly remodeled kitchen and a loft bedroom. Complete with an RV sized stackable washer and dryer! Includes a 10 x 16 storage shed for all your overflow and lawn maintenance tools. This place is perfect whether you're a single professional or a couple wanting to downsize or just want to minimize the amount of daily chores! Call to schedule your showing today!

20. 2024-06-23
    price $47,500 553-char remark

    Show marketing remark (553 chars)

    Welcome to the cutest little tiny home you'll ever see! Located on 5 beautiful lots in the heart of Konawa, this adorable dollhouse is remarkably spacious! Walk in to a cozy living room and newly remodeled kitchen and a loft bedroom. Complete with an RV sized stackable washer and dryer! Includes a 10 x 16 storage shed for all your overflow and lawn maintenance tools. This place is perfect whether you're a single professional or a couple wanting to downsize or just want to minimize the amount of daily chores! Call to schedule your showing today!

21. 2024-06-22
    listed $45,000 Active 553-char remark

    Show marketing remark (553 chars)

    Welcome to the cutest little tiny home you'll ever see! Located on 5 beautiful lots in the heart of Konawa, this adorable dollhouse is remarkably spacious! Walk in to a cozy living room and newly remodeled kitchen and a loft bedroom. Complete with an RV sized stackable washer and dryer! Includes a 10 x 16 storage shed for all your overflow and lawn maintenance tools. This place is perfect whether you're a single professional or a couple wanting to downsize or just want to minimize the amount of daily chores! Call to schedule your showing today!

22. 2022-09-09
    status Pending 406-char remark

    Show marketing remark (406 chars)

    Check out this adorable tiny home! Open the front door into a spacious living room with a vaulted ceiling, kitchen, and bathroom downstairs. Upstairs you'll find a carpeted room with a balcony overlooking the downstairs living room. This building has been used as a photography studio so the kitchen sink and appliances were removed. Building sits on 5 lots. Seller is willing to sell the lots separately.

23. 2022-09-09
    soldstatus $32,000 Closed 406-char remark

    Show marketing remark (406 chars)

    Check out this adorable tiny home! Open the front door into a spacious living room with a vaulted ceiling, kitchen, and bathroom downstairs. Upstairs you'll find a carpeted room with a balcony overlooking the downstairs living room. This building has been used as a photography studio so the kitchen sink and appliances were removed. Building sits on 5 lots. Seller is willing to sell the lots separately.

24. 2022-06-08
    price $36,000 406-char remark

    Show marketing remark (406 chars)

    Check out this adorable tiny home! Open the front door into a spacious living room with a vaulted ceiling, kitchen, and bathroom downstairs. Upstairs you'll find a carpeted room with a balcony overlooking the downstairs living room. This building has been used as a photography studio so the kitchen sink and appliances were removed. Building sits on 5 lots. Seller is willing to sell the lots separately.

25. 2022-06-01
    status Active 406-char remark

    Show marketing remark (406 chars)

    Check out this adorable tiny home! Open the front door into a spacious living room with a vaulted ceiling, kitchen, and bathroom downstairs. Upstairs you'll find a carpeted room with a balcony overlooking the downstairs living room. This building has been used as a photography studio so the kitchen sink and appliances were removed. Building sits on 5 lots. Seller is willing to sell the lots separately.

26. 2022-06-01
    price $38,000 406-char remark

    Show marketing remark (406 chars)

    Check out this adorable tiny home! Open the front door into a spacious living room with a vaulted ceiling, kitchen, and bathroom downstairs. Upstairs you'll find a carpeted room with a balcony overlooking the downstairs living room. This building has been used as a photography studio so the kitchen sink and appliances were removed. Building sits on 5 lots. Seller is willing to sell the lots separately.

27. 2022-05-19
    status Pending 406-char remark

    Show marketing remark (406 chars)

    Check out this adorable tiny home! Open the front door into a spacious living room with a vaulted ceiling, kitchen, and bathroom downstairs. Upstairs you'll find a carpeted room with a balcony overlooking the downstairs living room. This building has been used as a photography studio so the kitchen sink and appliances were removed. Building sits on 5 lots. Seller is willing to sell the lots separately.

28. 2022-05-02
    listed $40,000 Active 406-char remark

    Show marketing remark (406 chars)

    Check out this adorable tiny home! Open the front door into a spacious living room with a vaulted ceiling, kitchen, and bathroom downstairs. Upstairs you'll find a carpeted room with a balcony overlooking the downstairs living room. This building has been used as a photography studio so the kitchen sink and appliances were removed. Building sits on 5 lots. Seller is willing to sell the lots separately.

29. 2014-05-28
    soldstatus $7,500

ⓘ 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: $145 · $12/mo
• Projected year-2 tax: $450 · $37/mo
• Expected delta: +$305/yr (+$25/mo · 210.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $9,933
• − Mortgage interest: −$2,801
• − Property taxes: −$145
• − Insurance: −$250
• − Repairs & maintenance: −$795
• − Management: −$795
• − Depreciation: −$1,455
• Taxable income: $3,693
• Est. tax owed @ 24.0%: −$886
• After-tax cash flow: $3,419/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: Konawa
• NCES district ID: 4016710
• Math proficiency: 17% ▼ -11.00%
• Reading proficiency: 19% ▼ -13.00%
• Median HH income: $37,885
• Composite: 15.1/100
• National rank: #9348
• State rank: #197 of 270 in OK

Livability — Konawa

• Score: 54/100
• State rank: #583
• US rank: #23852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Konawa, OK
• Population (ZIP): 2,775

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 66% Native American 20% Two or more races 9% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.88%
• Current HPI: 333.4677
• 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

+566.7% since first listed

13 events — show timeline

• 2026-05-08 Listed $50,000 MLSOK
• 2024-07-26 Sold (MLS) $47,900 MLS Technology, Inc.
• 2024-06-28 Pending — MLS Technology, Inc.
• 2024-06-23 Price Changed $47,500 MLS Technology, Inc.
• 2024-06-22 Listed $45,000 MLS Technology, Inc.
• 2022-09-09 Pending — MLS Technology, Inc.
• 2022-09-09 Sold (MLS) $32,000 MLS Technology, Inc.
• 2022-06-08 Price Changed $36,000 MLS Technology, Inc.
• 2022-06-01 Relisted — MLS Technology, Inc.
• 2022-06-01 Price Changed $38,000 MLS Technology, Inc.
• 2022-05-19 Pending — MLS Technology, Inc.
• 2022-05-02 Listed $40,000 MLS Technology, Inc.
• 2014-05-28 Sold (Public Records) $7,500 Public Records

Property tax history

+18.3%/yr

Latest (2017): $145 · +4.3% YoY. Source: county tax records.