114 S 12 St · Madill, OK 73446

$125,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 42 Days on market

Built 1950 0.50 ac lot

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Why this score? — see what drove the D 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 +12.8/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Appreciation +3.6/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

COZY 2 BED, 1 BATH HOME IN FRIENDLY NEIGHBORHOOD IN MADILL CITY LIMITS. HOME HAS NICE LIVING ROOM, 2 CAR CARPORT WITH WORK AREA. HOME INCLUDES A COVERED BACK PATIO, STORAGE SHEDS, AND ONE LIVE IN STORAGE BUILDING. HOME INCLUDES CENTRAL HEAT, WINDOW UNITS AND IS SOLD FULLY FURNISHED NOT INCLUDING PERSONAL ITEMS.

Key facts

• Central heat
• Living room
• Covered back patio

Tags

• LIVING ROOM
• COVERED BACK PATIO
• STORAGE SHEDS
• LIVE IN STORAGE BUILDING
• CENTRAL HEAT

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage (tandem) with workshop area; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Entry on main level
• Construction: Built per public records; Wood siding and wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation
• Exterior features: Covered porch, deck and patio; Satellite dish; Chain link fence; Shed/storage and workshop

Interior

• Kitchen: Microwave; Range; Oven; Refrigerator; Plumbed for ice maker
• Flooring: Carpet; Wood veneer
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Heat pump; Window cooling unit(s)
• Interior features: Laminate counters; Ceiling fan(s); Electric oven and range connections; Storm windows with wood frames; Wood veneer and carpet flooring
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-12 ($-139/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (17.4% below list).
• Recommended offer: $103k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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, amenities F, commute 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.
• Zoned schools: Madill Es (math 28% / reading 24%, grade F, #342 of 845 statewide, top 41%, 841 students, 0% FRL); Madill Ms (math 14% / reading 20%, grade F, #193 of 345 statewide, top 60%, 373 students, 0% FRL); Madill Hs (math 12% / reading 22%, grade F, #314 of 447 statewide, top 72%, 546 students, 0% FRL) — zoned schools average 0% FRL vs 61% district-wide (61 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 105 active listings in the ZIP; 2 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 $864 of loan paydown is wiped out by about $3k 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 42 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $103,231 (17.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $78,000
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 N 7th Ave	0.58mi	2/1.0	966 (-3%)	3mo	$75,000	$78	65
207 N Sunset	0.16mi	3/1.0 (+1)	1,029 (+3%)	24mo	$76,000	$74	63
508 W Lillie Blvd	0.46mi	2/1.0	1,040 (+4%)	18mo	$95,000	$91	57
908 W Taliaferro	0.17mi	3/1.0 (+1)	1,102 (+10%)	20mo	$40,000	$36	54
515 S 4th	0.67mi	2/1.0	1,066 (+7%)	14mo	$80,000	$75	46
18819 Elizabeth Blvd	0.62mi	3/1.5 (+1)	1,108 (+11%)	23mo	$130,000	$117	27

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: -15.5%
• Equity multiple: 0.44×
• Total profit: $-19,751
• Equity at exit: $19,966

10-year hold

• IRR: -7.4%
• Equity multiple: 0.51×
• Total profit: $-17,106
• Equity at exit: $13,102

Cash invested: $35,000 (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 73446

• Home prices YoY: -1.4%
• Active inventory: 105
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$120 /mo · $1,434/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-12

Break-even live

Break-even rent $1,047

Max offer price $122,956

Occupancy floor 96%

Sensitivity live

Price	-10% $59	-5% $24	+0% $-12	+5% $-47	+10% $-82
Rent	-10% $-93	-5% $-52	+0% $-12	+5% $29	+10% $70
Rate	-1.0pp $51	-0.5pp $20	base $-12	+0.5pp $-44	+1.0pp $-77

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 S 8th Ave Apt 1A Madill, OK	2.0	1.0	900	$875	$0.97	22d	1	0.52mi
512 Sweet Pea Ln Madill, OK	3.0	2.0	1308	$1,500	$1.15	22d	1	1.32mi

Listing history 19 events

1. 2026-06-21
   days on market $125,000 Active 42 DOM
2. 2026-06-19
   days on market $125,000 Active 40 DOM
3. 2026-06-18
   days on market $125,000 Active 39 DOM
4. 2026-06-17
   days on market $125,000 Active 38 DOM
5. 2026-06-16
   days on market $125,000 Active 37 DOM
6. 2026-06-15
   days on market $125,000 Active 36 DOM
7. 2026-06-14
   days on market $125,000 Active 34 DOM
8. 2026-06-12
   days on market $125,000 Active 33 DOM
9. 2026-06-09
   days on market $125,000 Active 30 DOM
10. 2026-06-08
    days on market $125,000 Active 29 DOM
11. 2026-06-07
    days on market $125,000 Active 28 DOM
12. 2026-06-05
    days on market $125,000 Active 25 DOM
13. 2026-06-02
    days on market $125,000 Active 23 DOM
14. 2026-06-01
    days on market $125,000 Active 22 DOM
15. 2026-05-31
    days on market $125,000 Active 21 DOM
16. 2026-05-30
    days on market $125,000 Active 20 DOM
17. 2026-05-10
    listed $125,000 Active
18. 2024-07-19
    soldstatus $139,000
19. 1994-08-08
    soldstatus $8,500

ⓘ 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: $1,434 · $120/mo
• Projected year-2 tax: $1,434 · $120/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $12,388
• − Mortgage interest: −$7,002
• − Property taxes: −$1,434
• − Insurance: −$625
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$3,636
• Taxable loss: −$2,292
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $411/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

+1370.6% since first listed

3 events — show timeline

• 2026-05-10 Listed $125,000 MLS Technology, Inc.
• 2024-07-19 Sold (Public Records) $139,000 Public Records
• 1994-08-08 Sold (Public Records) $8,500 Public Records

Property tax history

+25.9%/yr

Latest (2025): $1,434 · +373.3% YoY. Source: county tax records.