Marshall County, Oklahoma Eviction Risk: Very Low

Marshall County, Oklahoma eviction laws carries an average eviction-risk score of 2.1/10, placing it in the Low tier and landing at rank 48 of 77 Oklahoma eviction laws counties, meaning 47 counties statewide are riskier for landlords and only 29 are more landlord-friendly. For investors sizing up a rural Oklahoma market with a total population near 9,993, that aggregate number tells a reassuring story: slow-pay and non-pay events are comparatively infrequent, and court-involved disputes rarely escalate here relative to the broader state. Average rent runs $808 per month, and rent burden averages 26.1% of household income, which is mild enough that most renters can absorb a bad month without defaulting.

Still, the county-wide average can obscure real variation. Scores across Marshall County's 13 tracked cities range from 1.3 at the low end to 2.4 at the high end, a full point of spread that matters when you are picking a specific acquisition address rather than underwriting the county as a whole. Operating conditions are generally favorable, but landlords should underwrite individual cities rather than relying on the county composite.

The cities inside Marshall County

Kingston comes in as the county's highest-risk market at 2.4/10, with a population of 1,742. Oakland follows at 2.3/10 with roughly 1,142 residents. Madill, the county's largest city at 4,004 people, scores 2.2/10, as do Mannsville and Mead. Even at the top of the range these figures still represent low absolute risk; the point is that risk within Marshall County is hyper-local, and a half-mile can separate a 2.4 submarket from a 1.3 one.

At the other end of the spectrum, Cumberland scores just 1.3/10 (population 533) and Lebanon comes in at 1.4/10 (population 200), making them among the quietest rental markets in the county. Cartwright sits in the middle at 1.7/10 with 744 residents. Landlords who prioritize the lowest possible eviction exposure should give these smaller communities a close look before committing capital to the higher-score towns near Lake Texoma.

State-level laws that apply here

Every landlord in Marshall County operates under Oklahoma eviction laws state law, specifically 41 O.S. § 101 et seq., the Residential Landlord and Tenant Act. For non-payment of rent, Oklahoma eviction laws requires just a 5-day notice to pay or quit, one of the shorter cure windows in the region. Lease-violation notices require 10 days to cure, and no-cause terminations at the end of a term require 30 days. Oklahoma eviction laws does not require just cause for non-renewal and has a statewide preemption that bars any local rent control ordinance, so landlords here face a uniform, landlord-tilted legal framework with no patchwork of municipal rules to track. A full walkthrough of those timelines is covered in the Oklahoma eviction laws eviction process guide.

Total enforcement costs under Oklahoma eviction laws law run from a court filing fee of $75 to $175, a sheriff lockout fee of $40 to $125, and attorney fees typically ranging $500 to $2,500. Uncontested cases resolve in roughly 21 to 45 days; contested matters can stretch to 45 to 100 days. For a detailed breakdown of those expenses, see the Oklahoma eviction costs guide. Oklahoma also does not protect source of income at the state level, giving landlords broad screening discretion under the Act's framework.

Marshall County carries a 20.4% poverty rate alongside a 38% renter share, a combination that warrants careful tenant screening even in a low-risk county; the city-level grid above shows where within the county that pressure concentrates.