211 W 4th St · Custer City, OK 73639

$184,900

3 bd · 1.0 ba · 1,795 sqft · SingleFamily public records · 93 Days on market

Built 1950 0.77 ac lot Est $178k · at est.

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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 +11.9/30.0
• Appreciation +6.2/10.0
• ARV discount +5.7/15.0
• DSCR +3.5/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home has been dramatically remodeled in 2011. Granite counters and stainless appliances in the kitchen are enhanced by over and under cabinet lighting. Five burner gas stove; built in microwave/oven; dishwasher, wine cooler and stainless refrigerator are all included. Tile floors in kitchen, bath and laundry rooms; updated carpet in living room and 2 bedrooms and stained concrete floors in the massive Master Bedroom with walk in closet. A second space currently used as a formal dining room has an outside entrance and would be ideal for a home office. The living room has built in surround sound and speakers are located throughout the house, back yard and shop. The detached 30 x 30 shop provides parking for 2 vehicles. It's completely insulated and wired for TV with more speakers. . . perfect man cave. Out back is a storm shelter, stone fire pit and two storage sheds. The covered patio is wired for TV. Rural views to the North in backyard.

Key facts

• Newer cabinets
• Split floor plan
• Remodeled kitchen

Tags

• SPLIT FLOOR PLAN
• REMODELED KITCHEN
• NEWER CABINETS
• MODERN APPLIANCES
• GRANITE COUNTERTOPS
• DEDICATED DINING AREA

Property features AI

Finance

• Other: Approximately 0.77 acre lot; Directions: HWY 33 turns into 4th Street as you pull into town. Home is on the north side of the road.; Occupied; Active MLS listing; Days on market: 12
• Financial info: Assumability unknown; Loan qualification unknown; Current price listed (as of listing): $199,900
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One story; Residential property; Homestead eligible; Located in a tract; Historically designated
• Construction: Frame construction; Composition roof; Conventional foundation; Existing property
• Exterior features: Covered patio; Covered porch; Workshop; Interior lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace; No study

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-47 ($-561/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (25.2% below list).
• Recommended offer: $138k (25.2% 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 $6k of equity ($1k loan paydown + $4k 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 $52k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $45k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $129k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,385 (25.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $177,705
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 S Main St	0.11mi	3/1.5	1,821 (+1%)	19mo	$180,000	$99	75
818 W 4th St	0.44mi	3/2.0	1,740 (-3%)	1mo	$110,000	$63	69

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: 4.7%
• Equity multiple: 1.26×
• Total profit: $13,393
• Equity at exit: $76,928

10-year hold

• IRR: 8.1%
• Equity multiple: 2.14×
• Total profit: $59,236
• Equity at exit: $113,934

Cash invested: $51,772 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$93 /mo · $1,120/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-47

Break-even live

Break-even rent $1,443

Max offer price $176,638

Occupancy floor 98%

Sensitivity live

Price	-10% $58	-5% $6	+0% $-47	+5% $-99	+10% $-151
Rent	-10% $-156	-5% $-101	+0% $-47	+5% $8	+10% $63
Rate	-1.0pp $46	-0.5pp $0	base $-47	+0.5pp $-95	+1.0pp $-143

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $184,900 Active 93 DOM
2. 2026-06-18
   days on market $184,900 Active 91 DOM
3. 2026-06-17
   days on market $184,900 Active 90 DOM
4. 2026-06-16
   days on market $184,900 Active 89 DOM
5. 2026-06-15
   days on market $184,900 Active 88 DOM
6. 2026-06-13
   days on market $184,900 Active 86 DOM
7. 2026-06-12
   days on market $184,900 Active 85 DOM
8. 2026-06-09
   days on market $184,900 Active 82 DOM
9. 2026-06-08
   days on market $184,900 Active 81 DOM
10. 2026-06-08
    days on market $184,900 Active 80 DOM
11. 2026-06-05
    days on market $184,900 Active 78 DOM
12. 2026-06-04
    days on market $184,900 Active 76 DOM
13. 2026-06-02
    pricedays on market $184,900 Active 75 DOM
14. 2026-06-01
    days on market $199,900 Active 74 DOM
15. 2026-05-31
    days on market $199,900 Active 73 DOM
16. 2026-03-30
    price $199,900
17. 2026-03-19
    listed $229,900 Active
18. 2017-02-28
    soldstatus $129,000 959-char remark

    Show marketing remark (959 chars)

    This home has been dramatically remodeled in 2011. Granite counters and stainless appliances in the kitchen are enhanced by over and under cabinet lighting. Five burner gas stove; built in microwave/oven; dishwasher, wine cooler and stainless refrigerator are all included. Tile floors in kitchen, bath and laundry rooms; updated carpet in living room and 2 bedrooms and stained concrete floors in the massive Master Bedroom with walk in closet. A second space currently used as a formal dining room has an outside entrance and would be ideal for a home office. The living room has built in surround sound and speakers are located throughout the house, back yard and shop. The detached 30 x 30 shop provides parking for 2 vehicles. It's completely insulated and wired for TV with more speakers. . . perfect man cave. Out back is a storm shelter, stone fire pit and two storage sheds. The covered patio is wired for TV. Rural views to the North in backyard.

19. 2016-09-19
    listed $134,000 959-char remark

    Show marketing remark (959 chars)

    This home has been dramatically remodeled in 2011. Granite counters and stainless appliances in the kitchen are enhanced by over and under cabinet lighting. Five burner gas stove; built in microwave/oven; dishwasher, wine cooler and stainless refrigerator are all included. Tile floors in kitchen, bath and laundry rooms; updated carpet in living room and 2 bedrooms and stained concrete floors in the massive Master Bedroom with walk in closet. A second space currently used as a formal dining room has an outside entrance and would be ideal for a home office. The living room has built in surround sound and speakers are located throughout the house, back yard and shop. The detached 30 x 30 shop provides parking for 2 vehicles. It's completely insulated and wired for TV with more speakers. . . perfect man cave. Out back is a storm shelter, stone fire pit and two storage sheds. The covered patio is wired for TV. Rural views to the North in backyard.

20. 2012-08-01
    soldstatus $129,500 297-char remark

    Show marketing remark (297 chars)

    Extremely nice updated 3 bedroom home sitting on nearly a 1 acre lot. Beautiful kitchen with granite counter tops, aluminum appliances. Tile, wood floors and new carpet thru out. Detached 3 car garage with internet and TV hookups insulate and exceptionally nice. one of Custer city's finest homes

21. 2012-07-26
    soldstatus $129,500
22. 2012-06-12
    listed $129,900 297-char remark

    Show marketing remark (297 chars)

    Extremely nice updated 3 bedroom home sitting on nearly a 1 acre lot. Beautiful kitchen with granite counter tops, aluminum appliances. Tile, wood floors and new carpet thru out. Detached 3 car garage with internet and TV hookups insulate and exceptionally nice. one of Custer city's finest homes

23. 2002-09-06
    soldstatus $32,500

ⓘ 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: $1,120 · $93/mo
• Projected year-2 tax: $1,664 · $139/mo
• Expected delta: +$544/yr (+$45/mo · 48.6%)

ⓘ 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 · 20 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: $16,606
• − Mortgage interest: −$10,357
• − Property taxes: −$1,120
• − Insurance: −$924
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$5,379
• Taxable loss: −$3,831
• Est. tax savings @ 24.0%: +$920
• After-tax cash flow: $358/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

+515.1% since first listed

8 events — show timeline

• 2026-03-30 Price Changed $199,900 MLSOK
• 2026-03-19 Listed $229,900 MLSOK
• 2017-02-28 Sold (MLS) $129,000 MLSOK
• 2016-09-19 Listed $134,000 MLSOK
• 2012-08-01 Sold (MLS) $129,500 MLSOK
• 2012-07-26 Sold (Public Records) $129,500 Public Records
• 2012-06-12 Listed $129,900 MLSOK
• 2002-09-06 Sold (Public Records) $32,500 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,120 · +3.2% YoY. Source: county tax records.