709 Hickory Ave · Comanche, OK 73529

$84,900

2 bd · 1.0 ba · 1,194 sqft · SingleFamily public records · 28 Days on market

Built 1940 Est $86k · at est.

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +8.1/15.0
• 1% rule +7.1/10.0
• 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

REMARKBLE REMODEL! New Paint, Flooring, Bathroom, Pex Water Lines & Water Heater! You've got to see this Refreshed, Move-In Ready home! Great Curb Appeal is just the beginning! The inviting front porch leads you to the front door which opens into a spacious living room. The kitchen/dining area includes gas stove, pantry, refrigerator, microwave & built in hutch. Two bedrooms share the hall bathroom complete w/ tub/shower combo. The Third bedroom incorporates the washer/dryer area & a door leading onto the back porch. The Metal Roof is A big PLUS! Outdoor living includes a 336sf detached garage w/ small work area. Attached to the garage is a separate storage compartment. Th

Key facts

• New bathroom
• Inviting front porch
• New flooring

Tags

• NEW PAINT
• NEW FLOORING
• NEW BATHROOM
• PEX WATER LINES
• INVITING FRONT PORCH
• SPACIOUS LIVING ROOM

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: 1 parking space total; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Frame construction; Metal roof
• Exterior features: Chain link fencing; Shed(s) on the property; Lot smaller than 1 acre

Interior

• Kitchen: Electric range; Electric oven; Microwave; Refrigerator; Dishwasher not listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater for heating; Window unit(s) for cooling
• Interior features: Washer and Dryer included; Electric range and oven; Microwave; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

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) — 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 $3k of equity ($587 loan paydown + $2k appreciation (2.3% local appreciation)).
• At projected returns (2.3% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $85k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $83,626 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.21% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.22%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $85,968
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Walnut Ave	0.34mi	3/1.0 (+1)	1,144 (-4%)	9mo	$72,500	$63	65
202 Walnut Ave	0.40mi	2/1.0	1,234 (+3%)	17mo	$89,000	$72	61
504 Wilson Ave	0.56mi	3/1.0 (+1)	1,120 (-6%)	8mo	$65,000	$58	51
104 Chickasaw	0.52mi	3/1.5 (+1)	1,135 (-5%)	11mo	$102,500	$90	51
506 Wilson Ave	0.56mi	2/2.0	1,200 (+0%)	23mo	$39,900	$33	50
712 S 9th St	0.17mi	2/1.0	1,020 (-15%)	22mo	$32,000	$31	49
620 Clark Ave	0.71mi	2/1.0	1,062 (-11%)	2mo	$109,000	$103	47
116 Seminole	0.62mi	3/1.5 (+1)	1,250 (+5%)	12mo	$96,000	$77	46
607 N 7th	0.69mi	2/1.0	1,032 (-14%)	6mo	$84,700	$82	40
621 Grimes Ave	0.69mi	2/1.0	1,071 (-10%)	18mo	$45,000	$42	35
613 Grimes Ave	0.69mi	3/2.0 (+1)	1,115 (-7%)	24mo	$110,000	$99	28

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: 16.3%
• Equity multiple: 1.89×
• Total profit: $21,172
• Equity at exit: $34,744

10-year hold

• IRR: 18.4%
• Equity multiple: 3.51×
• Total profit: $59,701
• Equity at exit: $51,016

Cash invested: $23,772 (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 73529

• Home prices YoY: 0.9%
• Active inventory: 24
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $222

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 73%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $84,900 Active 28 DOM
2. 2026-06-18
   days on market $84,900 Active 27 DOM
3. 2026-06-17
   days on market $84,900 Active 26 DOM
4. 2026-06-16
   days on market $84,900 Active 25 DOM
5. 2026-06-15
   days on market $84,900 Active 24 DOM
6. 2026-06-14
   days on market $84,900 Active 22 DOM
7. 2026-06-12
   days on market $84,900 Active 21 DOM
8. 2026-06-09
   days on market $84,900 Active 18 DOM
9. 2026-06-08
   days on market $84,900 Active 17 DOM
10. 2026-06-07
    days on market $84,900 Active 16 DOM
11. 2026-06-05
    days on market $84,900 Active 14 DOM
12. 2026-06-03
    days on market $84,900 Active 12 DOM
13. 2026-06-02
    days on market $84,900 Active 11 DOM
14. 2026-06-01
    days on market $84,900 Active 10 DOM
15. 2026-05-31
    days on market $84,900 Active 9 DOM
16. 2026-05-30
    days on market $84,900 Active 8 DOM
17. 2026-05-21
    listed $84,900 Active
18. 2007-05-17
    soldstatus $26,500
19. 2007-04-12
    soldstatus $17,000
20. 1992-07-06
    soldstatus $22,000

ⓘ 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 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: $12,288
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$2,470
• Taxable income: $1,398
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $2,331/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

+285.9% since first listed

4 events — show timeline

• 2026-05-21 Listed $84,900 DAOR
• 2007-05-17 Sold (Public Records) $26,500 Public Records
• 2007-04-12 Sold (Public Records) $17,000 Public Records
• 1992-07-06 Sold (Public Records) $22,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $36 · +2.9% YoY. Source: county tax records.