1303 Twin Lks · Madill, OK 73446

$169,900

3 bd · 2.0 ba · 1,544 sqft · SingleFamily public records · 19 Days on market

Built 1978 0.31 ac lot Est $185k · 8% under

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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 +18.8/30.0
• ARV discount +11.2/15.0
• DSCR +5.9/10.0
• 1% rule +3.8/10.0
• Appreciation +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Charming home in a Highly Desirable Madill Neighborhood This 3-bed, 2-bath home has fantastic bones and tons of potential. With great curb appeal and a little updating, this property can easily become the beautiful home you’ve been envisioning. Located in a quiet, well-loved neighborhood, it’s the perfect opportunity for anyone looking to invest, renovate, or create their dream space. Whether you're a first-time buyer wanting to add personal touches or an investor seeking a solid project, this home is full of promise.

Key facts

• Madill neighborhood
• Curb appeal
• Quiet neighborhood

Tags

• MADILL NEIGHBORHOOD
• CURB APPEAL
• QUIET NEIGHBORHOOD
• INVESTMENT OPPORTUNITY

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces east; Slab foundation
• Construction: Built with brick and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered patio; Patio; Shed(s); Partial fencing; Corner lot

Interior

• Kitchen: Oven; Range
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; Electric oven connection; Aluminum window frames; Other interior features
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (11.7% below list).
• Recommended offer: $150k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.0% in Madill — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#232 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, schools F, amenities F.
• Madill (town): math 20% / reading 22% proficiency, ranked #162 of 270 in OK (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 105 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 42 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.8%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Marshall County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $170k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000 (11.7% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $185,280
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 W Lillie Blvd	0.37mi	3/2.0	1,630 (+6%)	17mo	$146,000	$90	59
710 W Lillie Blvd	0.48mi	3/2.0	1,608 (+4%)	22mo	$70,000	$44	53
107 Parkway	0.57mi	3/2.0	1,648 (+7%)	12mo	$230,000	$140	52
907 W Burney	0.22mi	3/2.0	1,342 (-13%)	23mo	$178,000	$133	49
106 Parkway Plz	0.61mi	3/2.0	1,629 (+6%)	21mo	$195,000	$120	45

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

Projected returns pro-forma

-2.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.68×
• Total profit: $-15,115
• Equity at exit: $27,137

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,888
• Equity at exit: $17,809

Cash invested: $47,572 (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 73446

• Home prices YoY: -1.4%
• Active inventory: 105
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $169

Break-even live

Break-even rent $1,285

Max offer price $169,900

Occupancy floor 84%

Sensitivity live

Price	-10% $266	-5% $218	+0% $169	+5% $121	+10% $73
Rent	-10% $51	-5% $110	+0% $169	+5% $229	+10% $288
Rate	-1.0pp $255	-0.5pp $213	base $169	+0.5pp $125	+1.0pp $81

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 Sweet Pea Ln Madill, OK	3.0	2.0	1308	$1,500	$1.15	22d	1	1.08mi

Listing history 2 events

1. 2026-05-06
   listed $169,900 Active
2. 1997-03-05
   soldstatus $64,500

ⓘ 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: $645 · $54/mo
• Projected year-2 tax: $1,529 · $127/mo
• Expected delta: +$884/yr (+$74/mo · 137.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$9,517
• − Property taxes: −$645
• − Insurance: −$850
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,943
• Taxable loss: −$834
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $2,234/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: Madill
• NCES district ID: 4018700
• Math proficiency: 20% ▼ -17.00%
• Reading proficiency: 22% ▼ -13.00%
• Median HH income: $40,372
• Composite: 17.82/100
• National rank: #9008
• State rank: #162 of 270 in OK

Livability — Madill

• Score: 63/100
• State rank: #232
• US rank: #15955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madill, OK
• City population: 8,414
• Population (ZIP): 8,414

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 17,405 people
• By 2030: 18,038 · +3.6%
• By 2040: 19,513 · +12.1%
• By 2050: 21,283 · +22.3%
• By 2075: 27,884 · +60.2%
• By 2100: 35,435 · +103.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 28% Two or more races 15% Native American 8%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Iranian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 76% English-only · Spanish 22% German/W. Germanic 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+63.4) · D 17.7% · R 81.2% · Other 1.1%
• 2008→2024 swing: -24.6pp toward R · 2008: -38.8pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+62.5 2016: R+56.6 2012: R+45.7 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.76%
• Current HPI: 188.3049
• 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

+163.4% since first listed

2 events — show timeline

• 2026-05-06 Listed $169,900 MLS Technology, Inc.
• 1997-03-05 Sold (Public Records) $64,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $645 · +1.9% YoY. Source: county tax records.