208 W Broadway St · Custer City, OK 73639

$95,000

3 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 392 Days on market

Built 1920 0.64 ac lot Est $91k · at est. ↓ 17% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +6.2/10.0
• ARV discount +5.3/15.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

NEW ROOF - May of 2026!!! Prepare to embrace peaceful living in this quaint and cozy bungalow home. Located in the tranquil town of Custer City, OK, this home features a spacious yard backing into a creek. Enjoy shade from the mature trees surrounding the property and the covered porch. Upon entry you’ll be greeted by combination of modern and authentic touches such as sleek fixtures and original hardwood floor. In the kitchen is functionally sleek system of stainless steel appliances, ample cabinetry, & smooth cabinets. Each of the two bedrooms offer adequate space for your needs. The primary bathroom boasts an elegant freestanding tub, modern vanity + backsplash, and charmin

Key facts

• Spacious yard
• Covered porch
• Freestanding tub

Tags

• SPACIOUS YARD
• MATURE TREES
• COVERED PORCH
• STAINLESS STEEL APPLIANCES
• FREESTANDING TUB
• STORM SHELTER

Property features AI

Finance

• Other: Located in Custer City Original addition; Not historically designated; Occupied
• Financial info: Assumable status: Unknown; Loan qualify: Unknown; Current list price: $115,000; Annual tax amount listed: $78
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Geocoded location (GPS directions available)
• Home design: Single-family residence; One level; Residential property; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation; Homestead exempt
• Exterior features: Covered patio; Workshop; Creek on the property; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of approximately 1,224 (per assessor); One living area; No fireplace; Below-ground storm shelter; Conventional foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#504 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Thomas-Fay-Custer Unified District (rural): math 41% / reading 40% proficiency, ranked #18 of 270 in OK (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Thomas Es (math 57% / reading 42%, grade D, #42 of 845 statewide, top 5%, 260 students, 0% FRL); Thomas-Fay-Custer Unified Hs (math 30% / reading 50%, grade F, #25 of 447 statewide, top 8%, 93 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 6 active listings in the ZIP; 28 units permitted in Custer County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($657 loan paydown + $2k appreciation (2.4% local appreciation)).
• Custer County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 392 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 392 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.38% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.16%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $90,576
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 S Elm St	0.21mi	3/2.0	1,344 (+10%)	6mo	$100,000	$74	69
401 S Walnut	0.22mi	3/1.0	1,161 (-5%)	23mo	$28,900	$25	58

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

Projected returns pro-forma

2.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.23×
• Total profit: $32,684
• Equity at exit: $39,525

10-year hold

• IRR: 23.8%
• Equity multiple: 4.24×
• Total profit: $86,275
• Equity at exit: $58,538

Cash invested: $26,600 (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 73639

• Home prices YoY: 1.0%
• Active inventory: 6
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $380

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 66%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $95,000 Active 392 DOM
2. 2026-06-17
   days on market $95,000 Active 391 DOM
3. 2026-06-16
   days on market $95,000 Active 390 DOM
4. 2026-06-15
   days on market $95,000 Active 389 DOM
5. 2026-06-13
   days on market $95,000 Active 387 DOM
6. 2026-06-12
   days on market $95,000 Active 386 DOM
7. 2026-06-09
   days on market $95,000 Active 383 DOM
8. 2026-06-08
   days on market $95,000 Active 382 DOM
9. 2026-06-08
   days on market $95,000 Active 381 DOM
10. 2026-06-05
    days on market $95,000 Active 379 DOM
11. 2026-06-04
    days on market $95,000 Active 377 DOM
12. 2026-06-02
    days on market $95,000 Active 376 DOM
13. 2026-06-01
    days on market $95,000 Active 375 DOM
14. 2026-05-31
    days on market $95,000 Active 374 DOM
15. 2026-05-11
    price $95,000
16. 2025-05-22
    listed $115,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,749
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$2,764
• Taxable income: $3,244
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $3,785/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: Thomas-Fay-Custer Unified District
• NCES district ID: 4000015
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 40% ▼ -9.00%
• Median HH income: $44,687
• Composite: 34.41/100
• National rank: #5203
• State rank: #18 of 270 in OK

Livability — Custer City

• Score: 56/100
• State rank: #504
• US rank: #22498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Custer City, OK
• Population (ZIP): 734

Population outlook (Custer County) Hauer SSP2

• Today (2025): 34,356 people
• By 2030: 37,162 · +8.2%
• By 2040: 43,354 · +26.2%
• By 2050: 50,458 · +46.9%
• By 2075: 71,075 · +106.9%
• By 2100: 91,129 · +165.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 8% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 1% Romanian 1% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Custer

• 2024 margin: Solid R (+53.2) · D 22.4% · R 75.7% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: -49.3pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+53.2 2016: R+54.3 2012: R+51.9 2008: R+49.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.40%
• Current HPI: 244.3376
• 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

-17.4% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $95,000 MLSOK
• 2025-05-22 Listed $115,000 MLSOK

Property tax history

+6.4%/yr

Latest (2025): $83 · +6.4% YoY. Source: county tax records.