403 Nebraska · Geronimo, OK 73543

$99,500

3 bd · 1.0 ba · 850 sqft · SingleFamily · 223 Days on market

Built 1940 0.32 ac lot Est $82k · 22% over ↓ 23% since listing

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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 +23.6/30.0
• Appreciation +7.8/10.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Nice 3 bedroom home, large corner lot. New carpet, freshly painted interior. Adorable. This would make a nice home with lots of potential with the 4 lots. Metal roof installed in 2016. Tenant occupied, can remain a rental or a home for those looking for the small town living environment. Close to 1-44 creating easy access to Lawton, Fort Sill, or Walters, Wichita Falls. Call today and schedule a showing. NextHome Tri-Covenant Realty, 580-699-7653, or Listing Agent, Brenda Spenoer-Ragland, 580-512-0591.

Key facts

• Metal roof installed
• Large corner lot
• New carpet

Tags

• LARGE CORNER LOT
• NEW CARPET
• FRESHLY PAINTED INTERIOR
• METAL ROOF INSTALLED
• EASY ACCESS TO LAWTON

Property features AI

Finance

• Other: Home warranty included

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story; Updated/remodeled; Facing information not provided
• Construction: Metal siding; Metal roof; Slab foundation; Built/updated details not provided
• Exterior features: Chain link fence; Public maintained road frontage on a city street

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Storm windows; Smoke detectors
• Laundry & utility: Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

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 $6k of equity ($688 loan paydown + $6k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $81,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Nebraska	0.00mi	3/1.0	850 (0%)	0mo	$82,000	$96	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 21.0%
• Equity multiple: 2.36×
• Total profit: $37,877
• Equity at exit: $59,613

10-year hold

• IRR: 20.3%
• Equity multiple: 4.70×
• Total profit: $102,943
• Equity at exit: $105,657

Cash invested: $27,860 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $187

Break-even live

Break-even rent $870

Max offer price $99,500

Occupancy floor 78%

Sensitivity live

Price	-10% $255	-5% $221	+0% $187	+5% $152	+10% $118
Rent	-10% $99	-5% $143	+0% $187	+5% $230	+10% $274
Rate	-1.0pp $237	-0.5pp $212	base $187	+0.5pp $161	+1.0pp $135

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-19
   status Pending
2. 2026-04-23
   historical Active Under Contract
3. 2026-04-21
   price $99,500
4. 2026-03-10
   price $109,500
5. 2026-02-20
   price $110,000
6. 2025-12-15
   price $119,000
7. 2025-10-07
   listed $129,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,281
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$2,895
• Taxable income: $698
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $2,073/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

-23.4% since first listed

7 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-04-23 Contingent — LBRMLS
• 2026-04-21 Price Changed $99,500 LBRMLS
• 2026-03-10 Price Changed $109,500 LBRMLS
• 2026-02-20 Price Changed $110,000 LBRMLS
• 2025-12-15 Price Changed $119,000 LBRMLS
• 2025-10-07 Listed $129,900 LBRMLS