119 N Main St · Marble City, OK 74945

$99,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily · 137 Days on market

Built 1945 0.29 ac lot

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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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Affordable Opportunity in Marble City – Investment Potential! Discover this 3 bed, 2 bath home on a spacious corner lot in Marble City, just 5 miles from Sallisaw and 20 minutes to Fort Smith. Whether you're looking for your next rental, a flip project, or an affordable place to call home, this property fits the bill. The home features newer vinyl windows, offering improved energy efficiency and low-maintenance appeal. With a little vision and elbow grease, you can add significant value and transform this property into a great income-producing asset or a comfortable residence. Situated in a quiet neighborhood with easy access to major roads, shopping, and amenities, this property offers both convenience and potential at an attractive price point.

Key facts

• New hot water tank
• New flooring
• New appliances

Tags

• REMODELED HOME
• NEW HVAC CENTRAL HEAT AND AIR
• UPDATED KITCHEN
• NEW APPLIANCES
• NEW FLOORING
• NEW HOT WATER TANK

Property features AI

Exterior

• Parking: Gravel parking
• Security: Smoke detectors
• Utilities: Public water; Sewer available; Electricity available; Propane available
• Home design: Single-family residence; One story
• Construction: Masonite siding; Metal roof
• Exterior features: Covered porch; Partial fencing; Cleared city lot; Public maintained road access

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Flooring: Laminate; Simulated wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% 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 $4k of equity ($684 loan paydown + $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, 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 137 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $99k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 1.02% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 8.1

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: 12.2%
• Equity multiple: 1.70×
• Total profit: $19,412
• Equity at exit: $44,515

10-year hold

• IRR: 14.3%
• Equity multiple: 3.12×
• Total profit: $58,671
• Equity at exit: $68,602

Cash invested: $27,720 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $117

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 83%

Sensitivity live

Price	-10% $186	-5% $152	+0% $117	+5% $83	+10% $49
Rent	-10% $37	-5% $77	+0% $117	+5% $157	+10% $197
Rate	-1.0pp $167	-0.5pp $142	base $117	+0.5pp $92	+1.0pp $66

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $99,000 Active 137 DOM
2. 2026-06-18
   days on market $99,000 Active 135 DOM
3. 2026-06-17
   days on market $99,000 Active 134 DOM
4. 2026-06-16
   days on market $99,000 Active 133 DOM
5. 2026-06-15
   days on market $99,000 Active 132 DOM
6. 2026-06-13
   days on market $99,000 Active 130 DOM
7. 2026-06-12
   days on market $99,000 Active 129 DOM
8. 2026-06-09
   days on market $99,000 Active 126 DOM
9. 2026-06-08
   days on market $99,000 Active 125 DOM
10. 2026-06-08
    days on market $99,000 Active 124 DOM
11. 2026-06-05
    days on market $99,000 Active 122 DOM
12. 2026-06-04
    days on market $99,000 Active 120 DOM
13. 2026-06-02
    days on market $99,000 Active 119 DOM
14. 2026-06-01
    days on market $99,000 Active 118 DOM
15. 2026-05-31
    days on market $99,000 Active 117 DOM
16. 2026-05-20
    price $99,000
17. 2026-05-07
    price $102,000
18. 2026-03-20
    price $109,000
19. 2026-03-04
    price $119,000
20. 2026-02-03
    listed $124,600 Active
21. 2025-08-29
    soldstatus $40,000 Closed 762-char remark

    Show marketing remark (762 chars)

    Affordable Opportunity in Marble City – Investment Potential! Discover this 3 bed, 2 bath home on a spacious corner lot in Marble City, just 5 miles from Sallisaw and 20 minutes to Fort Smith. Whether you're looking for your next rental, a flip project, or an affordable place to call home, this property fits the bill. The home features newer vinyl windows, offering improved energy efficiency and low-maintenance appeal. With a little vision and elbow grease, you can add significant value and transform this property into a great income-producing asset or a comfortable residence. Situated in a quiet neighborhood with easy access to major roads, shopping, and amenities, this property offers both convenience and potential at an attractive price point.

22. 2025-05-29
    status Pending 762-char remark

    Show marketing remark (762 chars)

    Affordable Opportunity in Marble City – Investment Potential! Discover this 3 bed, 2 bath home on a spacious corner lot in Marble City, just 5 miles from Sallisaw and 20 minutes to Fort Smith. Whether you're looking for your next rental, a flip project, or an affordable place to call home, this property fits the bill. The home features newer vinyl windows, offering improved energy efficiency and low-maintenance appeal. With a little vision and elbow grease, you can add significant value and transform this property into a great income-producing asset or a comfortable residence. Situated in a quiet neighborhood with easy access to major roads, shopping, and amenities, this property offers both convenience and potential at an attractive price point.

23. 2025-05-28
    listed $49,900 Active 762-char remark

    Show marketing remark (762 chars)

    Affordable Opportunity in Marble City – Investment Potential! Discover this 3 bed, 2 bath home on a spacious corner lot in Marble City, just 5 miles from Sallisaw and 20 minutes to Fort Smith. Whether you're looking for your next rental, a flip project, or an affordable place to call home, this property fits the bill. The home features newer vinyl windows, offering improved energy efficiency and low-maintenance appeal. With a little vision and elbow grease, you can add significant value and transform this property into a great income-producing asset or a comfortable residence. Situated in a quiet neighborhood with easy access to major roads, shopping, and amenities, this property offers both convenience and potential at an attractive price point.

24. 2021-09-17
    soldstatus $30,000 Closed 287-char remark

    Show marketing remark (287 chars)

    Cozy little home in the heart of Marble City! This 3 bed 2 bathroom home is perfect for the diy guy or investor looking to expand their portfolio! Home features metal roof, new electrical, smartboard siding, light fixtures, windows, sheetrock, and much more! Call for your showing today!

25. 2021-09-15
    status Pending 287-char remark

    Show marketing remark (287 chars)

    Cozy little home in the heart of Marble City! This 3 bed 2 bathroom home is perfect for the diy guy or investor looking to expand their portfolio! Home features metal roof, new electrical, smartboard siding, light fixtures, windows, sheetrock, and much more! Call for your showing today!

26. 2021-08-13
    price $38,500 287-char remark

    Show marketing remark (287 chars)

    Cozy little home in the heart of Marble City! This 3 bed 2 bathroom home is perfect for the diy guy or investor looking to expand their portfolio! Home features metal roof, new electrical, smartboard siding, light fixtures, windows, sheetrock, and much more! Call for your showing today!

27. 2021-07-17
    price $40,500 287-char remark

    Show marketing remark (287 chars)

    Cozy little home in the heart of Marble City! This 3 bed 2 bathroom home is perfect for the diy guy or investor looking to expand their portfolio! Home features metal roof, new electrical, smartboard siding, light fixtures, windows, sheetrock, and much more! Call for your showing today!

28. 2021-07-07
    listed $44,650 Active 287-char remark

    Show marketing remark (287 chars)

    Cozy little home in the heart of Marble City! This 3 bed 2 bathroom home is perfect for the diy guy or investor looking to expand their portfolio! Home features metal roof, new electrical, smartboard siding, light fixtures, windows, sheetrock, and much more! Call for your showing today!

ⓘ 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: $12,174
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$2,880
• Taxable loss: −$179
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $1,451/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: 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

+121.7% since first listed

13 events — show timeline

• 2026-05-20 Price Changed $99,000 WRVBOR
• 2026-05-07 Price Changed $102,000 WRVBOR
• 2026-03-20 Price Changed $109,000 WRVBOR
• 2026-03-04 Price Changed $119,000 WRVBOR
• 2026-02-03 Listed $124,600 WRVBOR
• 2025-08-29 Sold (MLS) $40,000 MLS Technology, Inc.
• 2025-05-29 Pending — MLS Technology, Inc.
• 2025-05-28 Listed $49,900 MLS Technology, Inc.
• 2021-09-17 Sold (MLS) $30,000 MLS Technology, Inc.
• 2021-09-15 Pending — MLS Technology, Inc.
• 2021-08-13 Price Changed $38,500 MLS Technology, Inc.
• 2021-07-17 Price Changed $40,500 MLS Technology, Inc.
• 2021-07-07 Listed $44,650 MLS Technology, Inc.