114 Apache Dr · Comanche, OK 73529

$140,000

3 bd · 2.0 ba · 1,085 sqft · SingleFamily public records · 13 Days on market

Built 1996 8,712 sqft lot Est $98k · 43% over

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Why this score? — see what drove the F 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 +11.5/30.0
• Appreciation +6.1/10.0
• DSCR +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome Home to Comanche, Oklahoma. this four bedroom home has three bathrooms. With a half bathroom in the mother in law suite, a main bathroom in the hall with a large walk in shower and a walk in shower in the master/primary bedroom. The rooms are a good size with plenty of room for queen sized beds and a king sized bed in the primary bedroom. The large yard has a privacy fence and large concrete pad for the back porch for hosting cook outs or watching birds fly by. You have o neighbors to the back of you and none one side. Enjoy this quiet location with hard surface flooring throughout, easy to clean. Listed for sale by the Wright Team www. lawton-home.com 580-232-4321

Key facts

• Mother in law suite
• Large concrete pad
• Privacy fence

Tags

• MOTHER IN LAW SUITE
• LARGE WALK IN SHOWER
• PRIVACY FENCE
• LARGE CONCRETE PAD
• QUIET LOCATION
• HARD SURFACE FLOORING

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Updated/remodeled; Residential property
• Construction: Brick veneer construction; Metal roof; Slab foundation; Built or updated (year not specified)
• Exterior features: Covered patio and porch; Porch; Storm door(s); Wood fencing; Shed(s); Corner lot; Public maintained road; City street frontage

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Range hood; Electric water heater
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s); Multi-unit cooling
• Interior features: Walk-in closet(s); Double pane windows; Window coverings; Smoke detector(s)
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-46 ($-554/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (27.0% below list).
• Recommended offer: $102k (27.0% below list) — sets the bar for 1% rule.

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: schools F, amenities F, commute 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.
• 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 $4k of equity ($968 loan paydown + $3k appreciation (2.3% local appreciation)).
• At projected returns (2.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $140k implies a 133% 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 $102,182 (27.0% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $97,650
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Chickasaw	0.05mi	3/1.5	1,135 (+5%)	11mo	$102,500	$90	78
712 S 9th St	0.43mi	2/1.0 (-1)	1,020 (-6%)	22mo	$32,000	$31	43
807 Hickory	0.44mi	2/1.0 (-1)	936 (-14%)	23mo	$100,000	$107	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: 4.0%
• Equity multiple: 1.22×
• Total profit: $8,551
• Equity at exit: $57,293

10-year hold

• IRR: 7.5%
• Equity multiple: 2.05×
• Total profit: $41,326
• Equity at exit: $84,125

Cash invested: $39,200 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,022 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $-46

Break-even live

Break-even rent $1,080

Max offer price $131,841

Occupancy floor 100%

Sensitivity live

Price	-10% $33	-5% $-7	+0% $-46	+5% $-86	+10% $-125
Rent	-10% $-127	-5% $-87	+0% $-46	+5% $-6	+10% $35
Rate	-1.0pp $24	-0.5pp $-11	base $-46	+0.5pp $-82	+1.0pp $-119

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-03
   status $140,000 Pending 13 DOM
2. 2026-06-02
   days on market $140,000 Active 13 DOM
3. 2026-06-01
   days on market $140,000 Active 12 DOM
4. 2026-05-31
   days on market $140,000 Active 11 DOM
5. 2026-05-30
   days on market $140,000 Active 10 DOM
6. 2026-05-15
   listed $140,000 Active
7. 2018-08-10
   soldstatus $60,100

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$529/yr (+$44/mo · 72.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $12,262
• − Mortgage interest: −$7,842
• − Property taxes: −$731
• − Insurance: −$700
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$4,073
• Taxable loss: −$3,046
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $177/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

+132.9% since first listed

2 events — show timeline

• 2026-05-15 Listed $140,000 LBRMLS
• 2018-08-10 Sold (Public Records) $60,100 Public Records

Property tax history

+1.1%/yr

Latest (2025): $731 · +28.5% YoY. Source: county tax records.