702 Valley View Dr · Maysville, OK 73057

$135,000

3 bd · 2.0 ba · 1,961 sqft · SingleFamily public records · 34 Days on market

Built 1980 0.31 ac lot Est $180k · 25% under ↓ 30% 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 +17.9/30.0
• ARV discount +15.0/15.0
• Appreciation +9.8/10.0
• DSCR +5.6/10.0
• 1% rule +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Shoutout to all investors, flippers, and vision seekers—this one is ready for its comeback. This solid, well built 1,961 sq ft brick ranch offers the kind of foundation you want in a project: great bones, generous space, and big ticket updates already handled. All it needs now is your vision. Inside, you’ll find 3 nicely sized bedrooms, 2.5 bathrooms, and abundant storage throughout. The home features two separate living areas, including one with a wood burning fireplace framed by custom built ins. A dedicated laundry room and an oversized two car garage add everyday convenience. Unlike many flips, major improvements have already been made for you—a new Class 4 roof and a

Key facts

• New class 4 roof
• Brick ranch
• Custom built ins

Tags

• BRICK RANCH
• WOOD BURNING FIREPLACE
• CUSTOM BUILT INS
• DEDICATED LAUNDRY ROOM
• NEW CLASS 4 ROOF
• NEW GARAGE DOOR

Property features AI

Finance

• Other: Property in Hillcrest Estates addition; Vacant and not occupied; Days on market: 7
• Financial info: Assumable loan: No; Loan qualification: Unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead exemption applied
• Home design: Single-family residence; One level; Faces southeast; Residential property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing property)
• Exterior features: Covered porch; Gazebo; Private outdoor pool

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full baths; 1 half bath
• Heating & cooling: Electric heating
• Interior features: In-law plan not included; One wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/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 $121k (10.1% below list).
• Recommended offer: $121k (10.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#302 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Maysville (rural): math 20% / reading 15% proficiency, ranked #442 of 513 in OK (top 86%) — 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: Maysville Es (math 8% / reading 17%, grade F, #652 of 845 statewide, top 79%, 254 students, 0% FRL); Maysville Hs (math 30% / reading 50%, grade F, #25 of 447 statewide, top 8%, 70 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: 23 active listings in the ZIP; 1 units permitted in Garvin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $13k appreciation (9.6% local appreciation)).
• Garvin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (9.6% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,327 (10.1% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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: 0.90% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $180,412
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 S Magers Ave	0.29mi	3/2.0	1,796 (-8%)	7mo	$165,000	$92	67
413 Main St	0.38mi	2/1.0 (-1)	1,756 (-10%)	1mo	$50,000	$28	55
100 E 4th St	0.72mi	4/2.0 (+1)	1,972 (+1%)	9mo	$195,000	$99	53
1331 Gross Dr	0.52mi	3/2.0	1,712 (-13%)	8mo	$180,000	$105	48
915 1st St	0.60mi	4/2.0 (+1)	1,948 (-1%)	22mo	$82,500	$42	47
1115 6th St	0.43mi	3/2.0	2,208 (+13%)	23mo	$195,000	$88	40

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

Projected returns pro-forma

9.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 3.05×
• Total profit: $77,493
• Equity at exit: $118,103

10-year hold

• IRR: 23.0%
• Equity multiple: 6.86×
• Total profit: $221,557
• Equity at exit: $251,042

Cash invested: $37,800 (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 73057

• Home prices YoY: 4.2%
• Active inventory: 23
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$80 /mo · $954/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $115

Break-even live

Break-even rent $1,068

Max offer price $135,000

Occupancy floor 86%

Sensitivity live

Price	-10% $191	-5% $153	+0% $115	+5% $77	+10% $38
Rent	-10% $19	-5% $67	+0% $115	+5% $163	+10% $211
Rate	-1.0pp $183	-0.5pp $149	base $115	+0.5pp $80	+1.0pp $44

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-16
   listed $135,000 Active
2. 2023-09-05
   historical
3. 2023-05-14
   price $182,500
4. 2023-03-02
   listed $192,500 Active

ⓘ 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: $954 · $80/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$261/yr (+$22/mo · 27.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% 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: $14,559
• − Mortgage interest: −$7,562
• − Property taxes: −$954
• − Insurance: −$675
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$3,927
• Taxable loss: −$889
• Est. tax savings @ 24.0%: +$213
• After-tax cash flow: $1,591/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: Maysville
• NCES district ID: 4019380
• Math proficiency: 20% ▲ 10.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $38,652
• Composite: 18.11/100
• National rank: #14076
• State rank: #442 of 513 in OK

Livability — Maysville

• Score: 61/100
• State rank: #302
• US rank: #17823

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maysville, OK
• Population (ZIP): 2,210

Population outlook (Garvin County) Hauer SSP2

• Today (2025): 28,277 people
• By 2030: 28,619 · +1.2%
• By 2040: 29,478 · +4.2%
• By 2050: 30,384 · +7.5%
• By 2075: 34,074 · +20.5%
• By 2100: 36,099 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 12% Native American 7% Hispanic / Latino 2%
• Common ancestry: Lithuanian 8% European 3% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Garvin

• 2024 margin: Solid R (+66.1) · D 16.4% · R 82.5% · Other 1.1%
• 2008→2024 swing: -22.5pp toward R · 2008: -43.6pp · 2024: -66.1pp
• All cycles: 2024: R+66.1 2020: R+64.2 2016: R+60.7 2012: R+46.1 2008: R+43.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.64%
• Current HPI: 240.7465
• 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

-29.9% since first listed

4 events — show timeline

• 2026-04-16 Listed $135,000 MLSOK
• 2023-09-05 Listing Removed — MLSOK
• 2023-05-14 Price Changed $182,500 MLSOK
• 2023-03-02 Listed $192,500 MLSOK

Property tax history

+4.0%/yr

Latest (2025): $954 · +16.3% YoY. Source: county tax records.