1243 Maple St · Nash, OK 73761

$15,000

2 bd · 1.0 ba · 1,337 sqft · SingleFamily public records · 87 Days on market

Built 1930 10,498 sqft lot ↓ 42% since listing

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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 +15.0/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Back on the market through no fault of the seller. AS-IS sale. Property sold in current condition with no repairs, warranties, or representations by the seller. Cash buyers only. 2 bedroom, 1 bath single-family home built in 1930. 1,337 sq ft MOL, composition shingle gable roof, and carport. Located on 10,500 sq ft MOL lot (0.241 acres MOL) in Nash, OK. Please note that utilities to the property are currently turned off. The buyer will be responsible for having all utilities turned on for inspections and any other purposes at the buyer’s sole cost and expense.

Key facts

• 0.24 acre lot
• Built 1930
• Listed 86 days

Property features AI

Finance

• Other: Homestead exempt; Vacant and currently not occupied
• Financial info: Listing offered as-is; cash only; Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Additional parking; Gravel parking; RV parking
• Utilities: Electricity available; Natural gas available; Cable available; High‑speed internet available; Public utilities
• Home design: Single family residence; One level; Property faces south
• Construction: Frame and vinyl siding with other exterior materials; Composition roof; Combination foundation; Built status: existing
• Exterior features: Storage, outbuildings, and workshop; Interior lot

Interior

• Kitchen: Free‑standing electric range/oven
• Bedrooms: 2 bedrooms
• Flooring: Combination of concrete and tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Window air conditioning units
• Interior features: Water heater; Workshop; Outbuildings and storage
• Laundry & utility: No separate laundry listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $14k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#16 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Timberlake (rural): math 45% / reading 30% proficiency, ranked #130 of 513 in OK (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Timberlake Es (math 37% / reading 27%, grade F, #213 of 845 statewide, top 28%, 208 students, 0% FRL); Timberlake Hs (math 50% / reading 30%, grade F, #25 of 447 statewide, top 8%, 68 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $876 of equity ($104 loan paydown + $772 appreciation (5.1% local appreciation)).
• Grant County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($14k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $14,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 7.45% ✓
• Cap rate: 68.60%
• Cash-on-cash: 222.52%
• DSCR: 10.90
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $78,883
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1277 Elm St	0.08mi	2/1.0	1,289 (-4%)	10mo	$62,500	$48	82
1224 Elm St	0.11mi	3/1.0 (+1)	1,360 (+2%)	13mo	$79,900	$59	76

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

Projected returns pro-forma

5.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.67×
• Total profit: $53,202
• Equity at exit: $8,632

10-year hold

• IRR: —
• Equity multiple: 29.08×
• Total profit: $117,922
• Equity at exit: $15,007

Cash invested: $4,200 (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 73761

• Home prices YoY: 3.9%
• Active inventory: 7
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $779

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 25%

Sensitivity live

Price	-10% $789	-5% $784	+0% $779	+5% $774	+10% $768
Rent	-10% $691	-5% $735	+0% $779	+5% $823	+10% $867
Rate	-1.0pp $786	-0.5pp $783	base $779	+0.5pp $775	+1.0pp $771

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $15,000 Active 87 DOM
2. 2026-06-18
   days on market $15,000 Active 86 DOM
3. 2026-06-17
   days on market $15,000 Active 85 DOM
4. 2026-06-16
   days on market $15,000 Active 84 DOM
5. 2026-06-15
   days on market $15,000 Active 83 DOM
6. 2026-06-14
   days on market $15,000 Active 81 DOM
7. 2026-06-12
   days on market $15,000 Active 80 DOM
8. 2026-06-09
   days on market $15,000 Active 77 DOM
9. 2026-06-08
   days on market $15,000 Active 76 DOM
10. 2026-06-07
    pricedays on market $15,000 Active 75 DOM
11. 2026-06-03
    days on market $20,000 Active 71 DOM
12. 2026-06-02
    days on market $20,000 Active 70 DOM
13. 2026-06-01
    days on market $20,000 Active 69 DOM
14. 2026-05-31
    days on market $20,000 Active 68 DOM
15. 2026-05-30
    days on market $20,000 Active 67 DOM
16. 2026-05-22
    status Pending
17. 2026-05-09
    price $23,000
18. 2026-04-23
    price $30,000
19. 2026-04-09
    price $35,000
20. 2026-04-07
    price $40,000
21. 2026-03-25
    price $49,000
22. 2026-03-18
    price $55,000
23. 2026-03-18
    listed $40,000 Active

ⓘ 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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,405
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$436
• Taxable income: $9,684
• Est. tax owed @ 24.0%: −$2,324
• After-tax cash flow: $7,022/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: Timberlake
• NCES district ID: 4000013
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $46,887
• Composite: 34.68/100
• National rank: #10064
• State rank: #130 of 513 in OK

Livability — Nash

• Score: 73/100
• State rank: #16
• US rank: #5070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nash, OK
• Population (ZIP): 302

Population outlook (Grant County) Hauer SSP2

• Today (2025): 4,375 people
• By 2030: 4,328 · -1.1%
• By 2040: 4,348 · -0.6%
• By 2050: 4,536 · +3.7%
• By 2075: 5,336 · +22.0%
• By 2100: 5,501 · +25.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Native American 4% Hispanic / Latino 2%
• Common ancestry: Iranian 1% European 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+70.5) · D 13.9% · R 84.4% · Other 1.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -56.3pp · 2024: -70.5pp
• All cycles: 2024: R+70.5 2020: R+73.5 2016: R+70.0 2012: R+62.0 2008: R+56.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.14%
• Current HPI: 135.633
• 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

-42.5% since first listed

8 events — show timeline

• 2026-05-22 Pending — MLSOK
• 2026-05-09 Price Changed $23,000 MLSOK
• 2026-04-23 Price Changed $30,000 MLSOK
• 2026-04-09 Price Changed $35,000 MLSOK
• 2026-04-07 Price Changed $40,000 MLSOK
• 2026-03-25 Price Changed $49,000 MLSOK
• 2026-03-18 Price Changed $55,000 MLSOK
• 2026-03-18 Listed $40,000 MLSOK

Property tax history

-21.8%/yr

Latest (2025): $1 · -99.3% YoY. Source: county tax records.