608-610 Osage Ave · Geronimo, OK 73543

$169,000

4 bd · 2.5 ba · 2,120 sqft · Manufactured public records · 18 Days on market

Built 1995 0.92 ac lot

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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 +19.8/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +3.9/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located on two lots (separate tax statements) each 94'x214' totaling . 92 acre. Large 4 bedroom manufactured home with metal siding and metal roof in great shape. Gas stove 1 year old, Refrigerator replaced in 2026. 2nd water heater located in primary bath. Above ground storm shelter. 30'x30' insulated shop with heat and air and overhead door on the north side. Office or storage space in workshop. Tractor garage 12'x15'. 8'x8' storage shed behind workshop. Three mowers included in sale - push, rider and tractor along with a sprayer that goes behind tractor. Washer and dryer stay. Oversized two car carport. Large secluded primary bedroom with large walk in closet. Primary bath with walk in s

Key facts

• Two lots
• Metal roof
• 2nd water heater

Tags

• TWO LOTS
• METAL SIDING
• METAL ROOF
• GAS STOVE
• 2ND WATER HEATER
• ABOVE GROUND STORM SHELTER

Property features AI

Finance

• Other: Property type: Residential (manufactured home)

Exterior

• Parking: 3 total parking spaces; 1-car garage (garage faces side); 2-car carport; Open parking with RV access/parking; Circular driveway and driveway
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Manufactured home; One level; Metal siding; Metal roof; R-1 Single Family zoning; Lot roughly 0.92 acre (about 188' x 214'); Paved city street with public maintenance
• Construction: Metal siding construction; Metal roof; Crawl space foundation
• Exterior features: Covered patio and porch; Deck; Patio; Partial fencing; Shed(s); Workshop; Spa / hot tub

Interior

• Kitchen: Cooktop; Range/oven; Range hood; Refrigerator
• Bedrooms: Bedrooms with walk-in closets
• Flooring: Ceramic tile; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom; Therapeutic whirlpool (accessibility feature)
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Breakfast bar; Kitchen island; Walk-in closets; Vaulted ceilings; Double-pane windows with coverings; Wood-burning fireplace
• Laundry & utility: Washer hookup; Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $201 ($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 $150k (11.1% below list).
• Recommended offer: $150k (11.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#207 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment D, amenities F, commute F.
• Geronimo (rural): math 40% / reading 30% proficiency, ranked #168 of 513 in OK (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Geronimo Es (math 32% / reading 32%, grade F, #213 of 845 statewide, top 28%, 197 students, 0% FRL); Geronimo Ms (math 15% / reading 24%, grade F, #163 of 345 statewide, top 48%, 50 students, 0% FRL); Geronimo Hs (math 10% / reading 30%, grade F, #236 of 447 statewide, top 61%, 96 students, 0% FRL) — zoned schools average 0% FRL vs 57% district-wide (57 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 17 active listings in the ZIP; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $9k appreciation (5.5% local appreciation)).
• Comanche County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $169k implies a 1066% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,202 (11.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.20×
• Total profit: $56,845
• Equity at exit: $101,252

10-year hold

• IRR: 18.2%
• Equity multiple: 4.35×
• Total profit: $158,357
• Equity at exit: $179,458

Cash invested: $47,320 (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 73543

• Home prices YoY: 3.6%
• Active inventory: 17
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,502 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$28 /mo · $342/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $201

Break-even live

Break-even rent $1,247

Max offer price $169,000

Occupancy floor 82%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $169,000 Active 18 DOM
2. 2026-06-18
   days on market $169,000 Active 17 DOM
3. 2026-06-17
   days on market $169,000 Active 16 DOM
4. 2026-06-16
   days on market $169,000 Active 15 DOM
5. 2026-06-15
   days on market $169,000 Active 14 DOM
6. 2026-06-14
   days on market $169,000 Active 12 DOM
7. 2026-06-13
   days on market $169,000 Active 11 DOM
8. 2026-06-10
   days on market $169,000 Active 9 DOM
9. 2026-06-09
   days on market $169,000 Active 8 DOM
10. 2026-06-08
    days on market $169,000 Active 7 DOM
11. 2026-06-07
    days on market $169,000 Active 6 DOM
12. 2026-06-05
    days on market $169,000 Active 3 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $169,000 Active 1 DOM

ⓘ 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: $342 · $28/mo
• Projected year-2 tax: $1,521 · $127/mo
• Expected delta: +$1,179/yr (+$98/mo · 344.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 17 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: $18,024
• − Mortgage interest: −$9,467
• − Property taxes: −$342
• − Insurance: −$845
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$4,916
• Taxable loss: −$430
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $2,520/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: Geronimo
• NCES district ID: 4012630
• Math proficiency: 40% ▲ 15.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $45,399
• Composite: 32.56/100
• National rank: #10823
• State rank: #168 of 513 in OK

Livability — Geronimo

• Score: 63/100
• State rank: #207
• US rank: #15335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Geronimo, OK
• Population (ZIP): 1,884

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 124,518 people
• By 2030: 124,231 · -0.2%
• By 2040: 122,193 · -1.9%
• By 2050: 120,368 · -3.3%
• By 2075: 120,492 · -3.2%
• By 2100: 123,113 · -1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 13% Hispanic / Latino 9% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Lithuanian 4% Serbian 4% Iranian 2%
• Foreign-born: 3%
• Languages at home: 96% English-only · German/W. Germanic 1% Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Comanche

• 2024 margin: Strong R (+23.3) · D 37.4% · R 60.7% · Other 1.9%
• 2008→2024 swing: -5.8pp toward R · 2008: -17.5pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+20.1 2016: R+23.7 2012: R+17.0 2008: R+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.53%
• Current HPI: 157.7851
• 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

+1065.5% since first listed

2 events — show timeline

• 2026-05-29 Listed $169,000 LBRMLS
• 1994-11-29 Sold (Public Records) $14,500 Public Records

Property tax history

-4.4%/yr

Latest (2025): $342 · -0.3% YoY. Source: county tax records.