622 N 10th St · Thomas, OK 73669

$82,500

1 bd · 1.0 ba · 730 sqft · SingleFamily public records · 803 Days on market

Built 1920 10,498 sqft lot Est $84k · at est.

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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 +21.3/30.0
• ARV discount +8.3/15.0
• DSCR +6.8/10.0
• Appreciation +5.8/10.0
• 1% rule +4.6/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This Gem has been restored with a new roof, updated kitchen, and bath. Window heat and air with 30000 BTU infrared heat. Stackable washer and dryer 8 months old, range and double door fridge included. New water lines with pex. New paint. This one will not last long!

Key facts

• 0.24 acre lot
• Garage
• Built 1920

Property features AI

Finance

• Other: Property is not homesteaded; Directions: From HWY 33 drive onto 10th St heading north; home will be on the left.
• Financial info: Current price listed at $82,500
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached 1-car garage
• Home design: Single family residence; One story; One-level entry
• Construction: Frame construction; Composition roof; Post-tension foundation; Built previously (existing)
• Exterior features: Interior lot; Existing property

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $79k (3.7% below list).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#142 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: 14 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 $2k of equity ($570 loan paydown + $1k appreciation (1.7% local appreciation)).
• Custer County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 803 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $62k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 803 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 1920 — 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. 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: 0.96% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $83,950
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 W Nebraska St	0.25mi	1/1.5	650 (-11%)	20mo	$75,000	$115	51

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

Projected returns pro-forma

1.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.51×
• Total profit: $11,856
• Equity at exit: $31,023

10-year hold

• IRR: 13.0%
• Equity multiple: 2.69×
• Total profit: $38,965
• Equity at exit: $43,536

Cash invested: $23,100 (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 73669

• Home prices YoY: 0.6%
• Active inventory: 14
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $795 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $120

Break-even live

Break-even rent $643

Max offer price $82,500

Occupancy floor 80%

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $82,500 Active 803 DOM
2. 2026-06-17
   days on market $82,500 Active 802 DOM
3. 2026-06-16
   days on market $82,500 Active 801 DOM
4. 2026-06-15
   days on market $82,500 Active 800 DOM
5. 2026-06-13
   days on market $82,500 Active 798 DOM
6. 2026-06-12
   days on market $82,500 Active 797 DOM
7. 2026-06-09
   days on market $82,500 Active 794 DOM
8. 2026-06-08
   days on market $82,500 Active 793 DOM
9. 2026-06-08
   days on market $82,500 Active 792 DOM
10. 2026-06-05
    days on market $82,500 Active 790 DOM
11. 2026-06-04
    days on market $82,500 Active 788 DOM
12. 2026-06-02
    days on market $82,500 Active 787 DOM
13. 2026-06-01
    days on market $82,500 Active 786 DOM
14. 2026-05-31
    days on market $82,500 Active 785 DOM
15. 2024-11-22
    status Active
16. 2024-09-18
    status Pending
17. 2024-02-01
    listed $82,500 Active
18. 2022-06-24
    soldstatus $62,500 Sold 267-char remark

    Show marketing remark (267 chars)

    This Gem has been restored with a new roof, updated kitchen, and bath. Window heat and air with 30000 BTU infrared heat. Stackable washer and dryer 8 months old, range and double door fridge included. New water lines with pex. New paint. This one will not last long!

19. 2022-06-24
    soldstatus $62,500

    Show marketing remark (267 chars)

    This Gem has been restored with a new roof, updated kitchen, and bath. Window heat and air with 30000 BTU infrared heat. Stackable washer and dryer 8 months old, range and double door fridge included. New water lines with pex. New paint. This one will not last long!

20. 2022-06-09
    status Pending 267-char remark

    Show marketing remark (267 chars)

    This Gem has been restored with a new roof, updated kitchen, and bath. Window heat and air with 30000 BTU infrared heat. Stackable washer and dryer 8 months old, range and double door fridge included. New water lines with pex. New paint. This one will not last long!

21. 2022-05-16
    price $65,500 267-char remark

    Show marketing remark (267 chars)

    This Gem has been restored with a new roof, updated kitchen, and bath. Window heat and air with 30000 BTU infrared heat. Stackable washer and dryer 8 months old, range and double door fridge included. New water lines with pex. New paint. This one will not last long!

22. 2022-01-22
    price $62,500 267-char remark

    Show marketing remark (267 chars)

    This Gem has been restored with a new roof, updated kitchen, and bath. Window heat and air with 30000 BTU infrared heat. Stackable washer and dryer 8 months old, range and double door fridge included. New water lines with pex. New paint. This one will not last long!

23. 2022-01-22
    price $59,900 267-char remark

    Show marketing remark (267 chars)

    This Gem has been restored with a new roof, updated kitchen, and bath. Window heat and air with 30000 BTU infrared heat. Stackable washer and dryer 8 months old, range and double door fridge included. New water lines with pex. New paint. This one will not last long!

24. 2022-01-15
    listed $62,500 Active 267-char remark

    Show marketing remark (267 chars)

    This Gem has been restored with a new roof, updated kitchen, and bath. Window heat and air with 30000 BTU infrared heat. Stackable washer and dryer 8 months old, range and double door fridge included. New water lines with pex. New paint. This one will not last long!

25. 2000-06-05
    soldstatus $16,500
26. 1998-05-12
    soldstatus $8,700

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $742 · $62/mo
• Expected delta: +$256/yr (+$21/mo · 52.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥106°F today · 15 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: $9,535
• − Mortgage interest: −$4,621
• − Property taxes: −$487
• − Insurance: −$412
• − Repairs & maintenance: −$763
• − Management: −$763
• − Depreciation: −$2,400
• Taxable income: $89
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $1,420/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 — Thomas

• Score: 65/100
• State rank: #142
• US rank: #13102

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment C+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomas, OK
• City population: 1,596
• Population (ZIP): 1,596

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 9% Native American 7%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 5% Scotch-Irish 3% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 85% English-only · German/W. Germanic 10% Spanish 4%

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: ▲ 1.66%
• Current HPI: 271.8931
• 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

+848.3% since first listed

12 events — show timeline

• 2024-11-22 Relisted — MLSOK
• 2024-09-18 Pending — MLSOK
• 2024-02-01 Listed $82,500 MLSOK
• 2022-06-24 Sold (Public Records) $62,500 Public Records
• 2022-06-24 Sold (MLS) $62,500 MLSOK
• 2022-06-09 Pending — MLSOK
• 2022-05-16 Price Changed $65,500 MLSOK
• 2022-01-22 Price Changed $62,500 MLSOK
• 2022-01-22 Price Changed $59,900 MLSOK
• 2022-01-15 Listed $62,500 MLSOK
• 2000-06-05 Sold (Public Records) $16,500 Public Records
• 1998-05-12 Sold (Public Records) $8,700 Public Records

Property tax history

+17.3%/yr

Latest (2025): $487 · -10.1% YoY. Source: county tax records.