303 N 8th St · Comanche, OK 73529

$80,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 12 Days on market

Built 1960 8,181 sqft lot Est $85k · 5% under

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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
• ARV discount +10.0/15.0
• 1% rule +7.6/10.0
• Appreciation +6.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Welcome to this beautifully updated 3-bedroom, 1-bath home offers 1,032 square feet of move-in-ready living space. Fully remodeled in 2024, the home features new windows, a new water heater, and all-new appliances, providing modern convenience and peace of mind. Fresh interior paint completed in 2025 gives the home a bright, clean feel throughout. The functional floor plan offers comfortable living spaces, while the large backyard provides plenty of room for outdoor activities, gardening, or future improvements. With extensive updates already completed, this property is ready for its next owner to enjoy. Don't miss the opportunity to own this updated home with modern finishes and a spacious

Key facts

• Large backyard
• New water heater
• Updated home

Tags

• UPDATED HOME
• NEW WINDOWS
• NEW WATER HEATER
• ALL-NEW APPLIANCES
• LARGE BACKYARD

Property features AI

Finance

• Financial info: Financing allowed: Cash, Conventional, FHA or VA; Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Electricity available; Natural gas available; High-speed internet available; Public utilities
• Home design: Single-family residence; One story; Existing property
• Construction: Vinyl siding; Composition roof (roof updated in 2022); Conventional foundation; Built status: Existing
• Exterior features: Chain link fence; Interior lot

Interior

• Kitchen: Dishwasher; Refrigerator; Water heater
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Electric fireplace; One living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

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); Comanche Hs (math 8% / reading 17%, grade F, #355 of 447 statewide, top 80%, 282 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 $2k of equity ($553 loan paydown + $2k appreciation (2.3% local appreciation)).
• At projected returns (2.3% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y 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 $1k; list at $80k implies a 6814% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $80,000

Questions for the listing agent

1. Built in 1960 — 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. 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: 1.26% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.45%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $84,624
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 N 7th	0.20mi	2/1.0 (-1)	1,032 (0%)	6mo	$84,700	$82	80
620 Clark Ave	0.24mi	2/1.0 (-1)	1,062 (+3%)	2mo	$109,000	$103	77
504 Wilson Ave	0.22mi	3/1.0	1,120 (+8%)	8mo	$65,000	$58	68
621 Grimes Ave	0.22mi	2/1.0 (-1)	1,071 (+4%)	18mo	$45,000	$42	63
604 E 1820 Rd	0.37mi	2/1.0 (-1)	907 (-12%)	1mo	$55,000	$61	56
613 Grimes Ave	0.23mi	3/2.0	1,115 (+8%)	24mo	$110,000	$99	52
303 Walnut Ave	0.50mi	3/1.0	1,144 (+11%)	9mo	$72,500	$63	52
712 S 9th St	0.65mi	2/1.0 (-1)	1,020 (-1%)	22mo	$32,000	$31	44
104 Chickasaw	0.66mi	3/1.5	1,135 (+10%)	11mo	$102,500	$90	41
807 Hickory	0.50mi	2/1.0 (-1)	936 (-9%)	23mo	$100,000	$107	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: 21.3%
• Equity multiple: 2.17×
• Total profit: $26,128
• Equity at exit: $32,739

10-year hold

• IRR: 23.0%
• Equity multiple: 4.10×
• Total profit: $69,489
• Equity at exit: $48,072

Cash invested: $22,400 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $307

Break-even live

Break-even rent $622

Max offer price $80,000

Occupancy floor 65%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-19
   days on market $80,000 Active 12 DOM
2. 2026-06-18
   days on market $80,000 Active 11 DOM
3. 2026-06-17
   days on market $80,000 Active 10 DOM
4. 2026-06-16
   days on market $80,000 Active 9 DOM
5. 2026-06-15
   days on market $80,000 Active 8 DOM
6. 2026-06-14
   days on market $80,000 Active 6 DOM
7. 2026-06-12
   days on market $80,000 Active 5 DOM
8. 2026-06-09
   days on market $80,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $80,000 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: $463 · $39/mo
• Projected year-2 tax: $720 · $60/mo
• Expected delta: +$257/yr (+$21/mo · 55.5%)

ⓘ 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 9% 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: $12,128
• − Mortgage interest: −$4,481
• − Property taxes: −$463
• − Insurance: −$400
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$2,327
• Taxable income: $2,516
• Est. tax owed @ 24.0%: −$604
• After-tax cash flow: $3,080/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

+6814.4% since first listed

24 events — show timeline

• 2026-06-07 Listed $80,000 MLSOK
• 2026-01-12 Contingent — LBRMLS
• 2026-01-10 Pending — MLSOK
• 2026-01-09 Listing Removed — MLSOK
• 2025-11-18 Price Changed $74,900 LBRMLS
• 2025-11-15 Price Changed $74,900 MLSOK
• 2025-11-05 Listed $80,000 MLSOK
• 2025-11-04 Listed $80,000 LBRMLS
• 2025-08-22 Listing Removed — MLSOK
• 2025-08-11 Listed $84,000 MLSOK
• 2025-06-23 Price Changed $84,000 LBRMLS
• 2025-05-20 Price Changed $90,000 LBRMLS
• 2025-04-01 Price Changed $95,000 LBRMLS
• 2025-03-18 Relisted — LBRMLS
• 2025-03-05 Contingent — LBRMLS
• 2025-03-04 Price Changed $98,000 LBRMLS
• 2025-03-04 Price Changed $93,000 LBRMLS
• 2025-02-22 Listed $98,000 LBRMLS
• 2024-07-31 Listing Removed — MLSOK
• 2024-03-28 Price Changed $105,000 MLSOK
• 2024-02-22 Price Changed $110,000 MLSOK
• 2024-02-08 Price Changed $113,500 MLSOK
• 2024-01-22 Listed $117,500 MLSOK
• 2019-06-11 Sold (Public Records) $1,157 Public Records

Property tax history

+6.2%/yr

Latest (2025): $463 · +320.9% YoY. Source: county tax records.