9425 State Highway 54 · Thomas, OK 73669

$101,500

3 bd · 2.0 ba · 2,400 sqft · Manufactured public records · 476 Days on market

Built 2006 1.52 ac lot ↓ 40% 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.8/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Auction Dates: 6/22/2026 - 6/24/2026 Country living located on Hwy 54. This 4-bedroom, 3 bath home sits on 1.5 acres. Total electric. 12x30 storage shed.  All HUD homes are sold AS-IS. HUD case #421-415924

Key facts

• 12x30 storage shed
• 1.5 acres
• 1.52 acre lot

Tags

• 1.5 ACRES
• 12X30 STORAGE SHED

Property features AI

Finance

• Other: Homestead: Yes
• Financial info: Assumable: No; Currently listed as Active; Current list price reported as $101,500; Property is REO / Bank-owned
• HOA & community: No mandatory association dues

Exterior

• Utilities: Electricity available; Private water
• Home design: Manufactured single-family residence; Single-level (one story); Move-to-site property
• Construction: Manufactured construction; Composition roof; Slab foundation; Living area reported as 2,278 (per appraisal); Built as model home: No
• Exterior features: Outbuildings; Pasture lot

Interior

• Kitchen: Range
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; One dining area; No fireplace; REO / Bank-owned condition
• Laundry & utility: Slab foundation (utility access on slab)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $102k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $89k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#142 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: 14 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 $2k of equity ($702 loan paydown + $2k appreciation (1.7% local appreciation)).
• Custer County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 476 days — a 12% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $103k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $89,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 476 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.13%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.83×
• Total profit: $23,502
• Equity at exit: $38,168

10-year hold

• IRR: 18.4%
• Equity multiple: 3.37×
• Total profit: $67,288
• Equity at exit: $53,563

Cash invested: $28,420 (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 73669

• Home prices YoY: 0.6%
• Active inventory: 14
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$532
• Tax from tax record: −$106 /mo · $1,274/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $287

Break-even live

Break-even rent $862

Max offer price $101,500

Occupancy floor 72%

Sensitivity live

Price	-10% $345	-5% $316	+0% $287	+5% $258	+10% $230
Rent	-10% $190	-5% $239	+0% $287	+5% $336	+10% $384
Rate	-1.0pp $338	-0.5pp $313	base $287	+0.5pp $261	+1.0pp $234

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: $25,375
• Closing costs: $3,045
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $101,500 Active 476 DOM
2. 2026-06-17
   days on market $101,500 Active 475 DOM
3. 2026-06-16
   days on market $101,500 Active 474 DOM
4. 2026-06-15
   days on market $101,500 Active 473 DOM
5. 2026-06-13
   days on market $101,500 Active 471 DOM
6. 2026-06-12
   remarks 207-char remark
7. 2026-06-12
   days on market $101,500 Active 470 DOM
8. 2026-06-09
   days on market $101,500 Active 467 DOM
9. 2026-06-08
   days on market $101,500 Active 466 DOM
10. 2026-06-08
    days on market $101,500 Active 465 DOM
11. 2026-06-05
    days on market $101,500 Active 463 DOM
12. 2026-06-04
    days on market $101,500 Active 461 DOM
13. 2026-06-02
    days on market $101,500 Active 460 DOM
14. 2026-06-01
    days on market $101,500 Active 459 DOM
15. 2026-05-31
    days on market $101,500 Active 458 DOM
16. 2025-12-10
    price $101,500
17. 2025-12-08
    status Active
18. 2025-12-07
    historical
19. 2025-11-12
    status Active
20. 2025-11-07
    historical
21. 2025-10-08
    status Active
22. 2025-10-07
    historical
23. 2025-05-10
    price $163,680
24. 2025-04-08
    price $188,232
25. 2025-02-20
    listed $204,600 Active
26. 2020-07-23
    historical
27. 2020-01-15
    listed $169,000

ⓘ 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: $1,274 · $106/mo
• Projected year-2 tax: $1,274 · $106/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 19 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: $14,703
• − Mortgage interest: −$5,686
• − Property taxes: −$1,274
• − Insurance: −$508
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$2,953
• Taxable income: $1,931
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $2,983/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 — Thomas

• Score: 65/100
• State rank: #142
• US rank: #13102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,596
• Population (ZIP): 1,596

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 9% Native American 7%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 5% Scotch-Irish 3% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · German/W. Germanic 10% Spanish 4%

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: ▲ 1.66%
• Current HPI: 271.8931
• 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

-39.9% since first listed

12 events — show timeline

• 2025-12-10 Price Changed $101,500 MLSOK
• 2025-12-08 Relisted — MLSOK
• 2025-12-07 Listing Removed — MLSOK
• 2025-11-12 Relisted — MLSOK
• 2025-11-07 Listing Removed — MLSOK
• 2025-10-08 Relisted — MLSOK
• 2025-10-07 Listing Removed — MLSOK
• 2025-05-10 Price Changed $163,680 MLSOK
• 2025-04-08 Price Changed $188,232 MLSOK
• 2025-02-20 Listed $204,600 MLSOK
• 2020-07-23 Listing Removed — MLSOK
• 2020-01-15 Listed $169,000 MLSOK

Property tax history

-2.0%/yr

Latest (2025): $1,274 · +5.0% YoY. Source: county tax records.