610 North Ave · Comanche, OK 73529

$130,000

3 bd · 1.0 ba · 1,823 sqft · SingleFamily public records · 24 Days on market

Built 1950 Est $109k · 19% over

---

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 +21.2/30.0
• DSCR +6.8/10.0
• Appreciation +6.1/10.0
• 1% rule +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks

This house looks good, smells great and is ready to be yours! Located in Comanche, Oklahoma this house has three bedrooms and two full baths. Updates through out the house including flooring, ac unit, roof, and counter tops. In the 1823 square feet of space you also have two living areas and a walk in storm shelter. That's right, the storm shelter is attached to the house and it is above ground so you don't have to go down any stairs! Call Amanda Muller 580-925-0054 to schedule your showing!

Key facts

• Two living areas
• 2 parking spots
• Listed 23 days

Tags

• TWO LIVING AREAS
• WALK IN STORM SHELTER
• ATTACHED STORM SHELTER
• ABOVE GROUND STORM SHELTER

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding
• Exterior features: Storm door(s); Wood fencing; Composition roof; Outbuilding; Workshop; Lot less than 1 acre

Interior

• Kitchen: Dishwasher; Gas range; Gas oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric central heating
• Interior features: Dishwasher; Gas range and gas oven; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $188 ($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 $121k (6.9% below list).
• Recommended offer: $121k (6.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#242 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Comanche (rural): math 18% / reading 20% proficiency, ranked #180 of 270 in OK (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Comanche Es (math 22% / reading 22%, grade F, #413 of 845 statewide, top 54%, 427 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 24 active listings in the ZIP; 17 units permitted in Stephens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($899 loan paydown + $3k appreciation (2.3% local appreciation)).
• At projected returns (2.3% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, 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 24 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $130k implies a 141% gain — meaningful room to come down on a strong offer.

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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,988 (6.9% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $109,380
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 N 7th St	0.04mi	3/1.0	1,700 (-7%)	18mo	$125,900	$74	72
808 W Oak Main Ave	0.29mi	3/2.5	1,800 (-1%)	9mo	$93,500	$52	71
726 North Ave	0.13mi	3/1.5	1,602 (-12%)	10mo	$148,000	$92	63
731 N 7th St	0.22mi	3/2.0	1,557 (-15%)	3mo	$75,000	$48	59
203 S 9th	0.39mi	3/2.0	1,971 (+8%)	10mo	$143,900	$73	56
104 W Hill Ave	0.50mi	3/2.0	1,588 (-13%)	8mo	$95,000	$60	44
312 S 8th	0.46mi	3/2.0	1,603 (-12%)	21mo	$93,000	$58	37

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

Projected returns pro-forma

2.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.62×
• Total profit: $22,612
• Equity at exit: $53,200

10-year hold

• IRR: 14.0%
• Equity multiple: 2.92×
• Total profit: $70,013
• Equity at exit: $78,116

Cash invested: $36,400 (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 73529

• Home prices YoY: 0.9%
• Active inventory: 24
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $188

Break-even live

Break-even rent $972

Max offer price $130,000

Occupancy floor 79%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $130,000 Active 24 DOM
2. 2026-06-18
   days on market $130,000 Active 23 DOM
3. 2026-06-17
   days on market $130,000 Active 22 DOM
4. 2026-06-16
   days on market $130,000 Active 21 DOM
5. 2026-06-15
   days on market $130,000 Active 20 DOM
6. 2026-06-14
   days on market $130,000 Active 18 DOM
7. 2026-06-12
   days on market $130,000 Active 17 DOM
8. 2026-06-09
   days on market $130,000 Active 14 DOM
9. 2026-06-08
   days on market $130,000 Active 13 DOM
10. 2026-06-07
    days on market $130,000 Active 12 DOM
11. 2026-06-05
    days on market $130,000 Active 10 DOM
12. 2026-06-03
    days on market $130,000 Active 8 DOM
13. 2026-06-02
    days on market $130,000 Active 7 DOM
14. 2026-06-01
    days on market $130,000 Active 6 DOM
15. 2026-05-31
    days on market $130,000 Active 5 DOM
16. 2026-05-30
    days on market $130,000 Active 4 DOM
17. 2026-05-19
    listed $130,000 Active
18. 2002-07-02
    soldstatus $54,000

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $1,170 · $98/mo
• Expected delta: +$783/yr (+$65/mo · 202.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $14,519
• − Mortgage interest: −$7,282
• − Property taxes: −$387
• − Insurance: −$650
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$3,782
• Taxable income: $95
• Est. tax owed @ 24.0%: −$23
• After-tax cash flow: $2,229/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: Comanche
• NCES district ID: 4008460
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $42,087
• Composite: 16.32/100
• National rank: #9210
• State rank: #180 of 270 in OK

Livability — Comanche

• Score: 62/100
• State rank: #242
• US rank: #16265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Comanche, OK
• Population (ZIP): 4,757

Population outlook (Stephens County) Hauer SSP2

• Today (2025): 44,528 people
• By 2030: 44,300 · -0.5%
• By 2040: 43,971 · -1.3%
• By 2050: 43,954 · -1.3%
• By 2075: 44,982 · +1.0%
• By 2100: 45,259 · +1.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 11% Hispanic / Latino 5% Native American 4%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Stephens

• 2024 margin: Solid R (+63.7) · D 17.4% · R 81.0% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: -52.1pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+65.1 2016: R+62.0 2012: R+53.2 2008: R+52.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.27%
• Current HPI: 253.0419
• 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

+140.7% since first listed

2 events — show timeline

• 2026-05-19 Listed $130,000 DAOR
• 2002-07-02 Sold (Public Records) $54,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $387 · -1.5% YoY. Source: county tax records.