505 S Ashwood St · Marietta, OK 73448

$125,000

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 260 Days on market

Built 1980 4,356 sqft lot Est $146k · 14% under

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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).

• ARV discount +14.0/15.0
• Cash flow +10.5/30.0
• Appreciation +7.1/10.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.7/10.0

Listing remarks

Look at me with a new roof as of 4/2026. Step into this well maintained and budget friendly home perfect for downsizing, first-time buyers or investors seeking a reliable rental property. This charming 2-bedroom 1 bath offers an efficient layout with an inviting open-concept living, dining and kitchen area that makes everyday living comfortable and convenient. recent updates of new vinyl flooring in both bedrooms add fresh appearance. The 2 car carport and fenced backyard deliver valuable outdoor usability and storage options. easy access to town amenities, this move in ready home is an excellent opportunity to secure an affordable, low maintenance property in this charming community.

Key facts

• Fenced back yard
• Well maintained home
• 4,356 sq ft lot

Tags

• WELL MAINTAINED HOME
• FENCED BACK YARD
• NEWLY INSTALLED VINYL FLOORING

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-story property
• Construction: Brick veneer and wood frame construction; Asphalt/fiberglass roof; Slab foundation; Built (per public records)
• Exterior features: Porch; Concrete driveway; Chain link fence; Corner lot; Faces west

Interior

• Kitchen: Oven; Range; Refrigerator; Garbage disposal; Electric water heater
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Accessible entrance; Ceiling fan(s); Laminate counters; Aluminum window frames; Electric range connection; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup

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 $-65 ($-778/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (31.1% below list).
• Recommended offer: $86k (31.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#49 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools F, amenities F.
• Marietta (rural): math 20% / reading 21% proficiency, ranked #170 of 270 in OK (top 63%) — 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: 40 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($864 loan paydown + $5k appreciation (4.2% local appreciation)).
• Love County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $125k implies a 317% 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 $86,167 (31.1% 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 260 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. 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: 0.69% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $146,025
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 S Driftwood Ave	0.25mi	2/1.0	792 (-4%)	21mo	$139,900	$177	64

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

Projected returns pro-forma

4.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.55×
• Total profit: $19,114
• Equity at exit: $64,974

10-year hold

• IRR: 10.8%
• Equity multiple: 2.83×
• Total profit: $64,111
• Equity at exit: $107,565

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 73448

• Home prices YoY: 1.4%
• Active inventory: 40
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $862 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $-65

Break-even live

Break-even rent $944

Max offer price $113,554

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-29	+0% $-65	+5% $-100	+10% $-136
Rent	-10% $-133	-5% $-99	+0% $-65	+5% $-31	+10% $3
Rate	-1.0pp $-2	-0.5pp $-33	base $-65	+0.5pp $-97	+1.0pp $-130

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: —

Listing history 19 events

1. 2026-06-19
   days on market $125,000 Active 260 DOM
2. 2026-06-18
   days on market $125,000 Active 259 DOM
3. 2026-06-17
   days on market $125,000 Active 258 DOM
4. 2026-06-16
   days on market $125,000 Active 257 DOM
5. 2026-06-15
   days on market $125,000 Active 256 DOM
6. 2026-06-14
   days on market $125,000 Active 254 DOM
7. 2026-06-12
   days on market $125,000 Active 253 DOM
8. 2026-06-09
   days on market $125,000 Active 250 DOM
9. 2026-06-08
   days on market $125,000 Active 249 DOM
10. 2026-06-07
    days on market $125,000 Active 248 DOM
11. 2026-06-03
    days on market $125,000 Active 244 DOM
12. 2026-06-02
    days on market $125,000 Active 243 DOM
13. 2026-06-01
    days on market $125,000 Active 242 DOM
14. 2026-05-31
    days on market $125,000 Active 241 DOM
15. 2026-05-30
    days on market $125,000 Active 240 DOM
16. 2026-01-19
    price $125,000
17. 2025-11-11
    price $126,900
18. 2025-10-01
    listed $129,900 Active
19. 1996-11-15
    soldstatus $30,000

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$670/yr (+$56/mo · 147.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,340
• − Mortgage interest: −$7,002
• − Property taxes: −$455
• − Insurance: −$625
• − Repairs & maintenance: −$827
• − Management: −$827
• − Depreciation: −$3,636
• Taxable loss: −$3,033
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $-50/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: Marietta
• NCES district ID: 4018990
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $41,012
• Composite: 17.47/100
• National rank: #9059
• State rank: #170 of 270 in OK

Livability — Marietta

• Score: 69/100
• State rank: #49
• US rank: #8407

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marietta, OK
• Population (ZIP): 5,767

Population outlook (Love County) Hauer SSP2

• Today (2025): 10,844 people
• By 2030: 11,370 · +4.9%
• By 2040: 12,496 · +15.2%
• By 2050: 13,766 · +26.9%
• By 2075: 17,688 · +63.1%
• By 2100: 21,161 · +95.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 27% Two or more races 20% Native American 6% Black 3%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1%
• Common ancestry: Iranian 1% Italian 1% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 20%

Political lean MEDSL · Love

• 2024 margin: Solid R (+66.2) · D 16.2% · R 82.4% · Other 1.4%
• 2008→2024 swing: -31.6pp toward R · 2008: -34.6pp · 2024: -66.2pp
• All cycles: 2024: R+66.2 2020: R+63.6 2016: R+57.7 2012: R+40.4 2008: R+34.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.22%
• Current HPI: 300.291
• 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

+316.7% since first listed

4 events — show timeline

• 2026-01-19 Price Changed $125,000 MLS Technology, Inc.
• 2025-11-11 Price Changed $126,900 MLS Technology, Inc.
• 2025-10-01 Listed $129,900 MLS Technology, Inc.
• 1996-11-15 Sold (Public Records) $30,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $455 · -0.7% YoY. Source: county tax records.