115 E 10th St · Custer City, OK 73639

$140,000

2 bd · 1.0 ba · 1,510 sqft · SingleFamily public records · 38 Days on market

Built 1970 0.32 ac lot Est $112k · 25% 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 +17.0/30.0
• Appreciation +6.2/10.0
• DSCR +5.3/10.0
• 1% rule +3.8/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Charming home in Custer City that offers comfortable living space! This 2 bedroom, 1 bathroom home features a spacious layout with a large laundry room providing extra storage and functionality with a sink area plus an extra toilet. The attached 2-car garage offers convenience and plenty of room for vehicles or hobbies. Enjoy relaxing or entertaining on the oversized covered back porch. Outside, you'll also find a shop building perfect for projects, storage, or workspace needs. Don't miss this property with small town charm and great outdoor amenities! * * * Listing agent will be gone 5/16-5/21. Please contact co-agent for any questions or code during that time. * * *

Key facts

• Shop building
• Large laundry room
• 0.32 acre lot

Tags

• LARGE LAUNDRY ROOM
• OVERSIZED COVERED BACK PORCH
• SHOP BUILDING

Property features AI

Finance

• Other: Active listing; not occupied; no home warranty
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead exemption applied
• Home design: Single-family residence; Residential property; One-level home
• Construction: Brick and frame construction; Composition roof; Combination foundation; Built (existing)
• Exterior features: Covered patio; Covered porch; On-site workshop; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace; Below-ground storm shelter; Existing property (no new construction)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $96 ($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 $123k (12.3% below list).
• Recommended offer: $123k (12.3% below list) — sets the bar for 1% rule.

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 $4k of equity ($968 loan paydown + $3k 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.
• Current owner paid $54k; list at $140k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,746 (12.3% below list)

Questions for the listing agent

1. It's been on market 38 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.88% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.93%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $111,740
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 S Main St	0.52mi	3/2.0 (+1)	1,499 (-1%)	11mo	$80,000	$53	56
418 S Elm St	0.50mi	3/2.0 (+1)	1,344 (-11%)	6mo	$100,000	$74	44

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: 8.5%
• Equity multiple: 1.47×
• Total profit: $18,510
• Equity at exit: $58,247

10-year hold

• IRR: 11.4%
• Equity multiple: 2.61×
• Total profit: $62,942
• Equity at exit: $86,267

Cash invested: $39,200 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $96

Break-even live

Break-even rent $1,106

Max offer price $140,000

Occupancy floor 87%

Sensitivity live

Price	-10% $175	-5% $135	+0% $96	+5% $56	+10% $17
Rent	-10% $-1	-5% $47	+0% $96	+5% $144	+10% $193
Rate	-1.0pp $166	-0.5pp $131	base $96	+0.5pp $60	+1.0pp $23

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $140,000 Active 38 DOM
2. 2026-06-21
   days on market $140,000 Active 37 DOM
3. 2026-06-18
   days on market $140,000 Active 35 DOM
4. 2026-06-17
   days on market $140,000 Active 34 DOM
5. 2026-06-16
   days on market $140,000 Active 33 DOM
6. 2026-06-15
   days on market $140,000 Active 32 DOM
7. 2026-06-13
   days on market $140,000 Active 30 DOM
8. 2026-06-12
   days on market $140,000 Active 29 DOM
9. 2026-06-09
   days on market $140,000 Active 26 DOM
10. 2026-06-08
    days on market $140,000 Active 25 DOM
11. 2026-06-08
    days on market $140,000 Active 24 DOM
12. 2026-06-05
    days on market $140,000 Active 22 DOM
13. 2026-06-04
    days on market $140,000 Active 20 DOM
14. 2026-06-02
    days on market $140,000 Active 19 DOM
15. 2026-06-01
    days on market $140,000 Active 18 DOM
16. 2026-05-31
    days on market $140,000 Active 17 DOM
17. 2026-05-14
    listed $140,000 Active
18. 2018-08-20
    historical
19. 2018-02-20
    listed $119,000
20. 2001-08-03
    soldstatus $53,500

ⓘ 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: $976 · $81/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$284/yr (+$24/mo · 29.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $14,730
• − Mortgage interest: −$7,842
• − Property taxes: −$976
• − Insurance: −$700
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$4,073
• Taxable loss: −$1,218
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $1,443/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

+161.7% since first listed

4 events — show timeline

• 2026-05-14 Listed $140,000 MLSOK
• 2018-08-20 Listing Removed — MLS Technology, Inc.
• 2018-02-20 Listed $119,000 MLS Technology, Inc.
• 2001-08-03 Sold (Public Records) $53,500 Public Records

Property tax history

+6.9%/yr

Latest (2025): $976 · +4.9% YoY. Source: county tax records.