601 North Ave · Comanche, OK 73529

$62,500

2 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 21 Days on market

Built 1955 Est $86k · 27% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor Special with BIG Potential! Real estate investors, redevelopers, and fix-and-flip specialists — this one is calling your name! This 2 bedroom, 1 bathroom, 1192 sq ft (MOL) home sits on a large corner lot and is packed with possibilities. Features include hardwood flooring, an awesome porch made for porch sitting, and plenty of room to bring your vision to life. Whether you’re looking for your next flip project, a rental property, or a home to make your own — this one gives you options! Priced to sell AS IS so you can add your personal touch and maximize the potential. Flip it. Rent it. Live in it. You decide! Put this house into AI to see what potential it had&hel

Key facts

• Hardwood flooring
• Large corner lot
• Awesome porch

Tags

• HARDWOOD FLOORING
• LARGE CORNER LOT
• AWESOME PORCH

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Frame and brick construction; Composition roof
• Exterior features: Patio; Chain-link and fenced yard; Shed(s)

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Refrigerator; Hardwood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $62k (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 $2k of equity ($432 loan paydown + $1k appreciation (2.3% local appreciation)).
• At projected returns (2.3% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $62k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $61,562 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.64% ✓
• Cap rate: 14.62%
• Cash-on-cash: 29.73%
• DSCR: 2.32
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $85,824
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Clark Ave	0.10mi	2/1.0	1,062 (-11%)	2mo	$109,000	$103	76
504 Wilson Ave	0.11mi	3/1.0 (+1)	1,120 (-6%)	8mo	$65,000	$58	73
506 Wilson Ave	0.10mi	2/2.0	1,200 (+1%)	23mo	$39,900	$33	71
607 N 7th	0.13mi	2/1.0	1,032 (-13%)	6mo	$84,700	$82	66
621 Grimes Ave	0.08mi	2/1.0	1,071 (-10%)	18mo	$45,000	$42	64
613 Grimes Ave	0.07mi	3/2.0 (+1)	1,115 (-6%)	24mo	$110,000	$99	57
303 Walnut Ave	0.51mi	3/1.0 (+1)	1,144 (-4%)	9mo	$72,500	$63	57
202 Walnut Ave	0.56mi	2/1.0	1,234 (+4%)	17mo	$89,000	$72	53

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: 34.3%
• Equity multiple: 2.87×
• Total profit: $32,750
• Equity at exit: $25,577

10-year hold

• IRR: 35.2%
• Equity multiple: 5.62×
• Total profit: $80,913
• Equity at exit: $37,556

Cash invested: $17,500 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$22 /mo · $259/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $434

Break-even live

Break-even rent $475

Max offer price $62,500

Occupancy floor 53%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $62,500 Active 21 DOM
2. 2026-06-18
   days on market $62,500 Active 20 DOM
3. 2026-06-17
   days on market $62,500 Active 19 DOM
4. 2026-06-16
   days on market $62,500 Active 18 DOM
5. 2026-06-15
   days on market $62,500 Active 17 DOM
6. 2026-06-14
   days on market $62,500 Active 15 DOM
7. 2026-06-12
   days on market $62,500 Active 14 DOM
8. 2026-06-09
   days on market $62,500 Active 11 DOM
9. 2026-06-08
   days on market $62,500 Active 10 DOM
10. 2026-06-07
    days on market $62,500 Active 9 DOM
11. 2026-06-05
    days on market $62,500 Active 7 DOM
12. 2026-06-03
    days on market $62,500 Active 5 DOM
13. 2026-06-02
    days on market $62,500 Active 4 DOM
14. 2026-06-01
    days on market $62,500 Active 3 DOM
15. 2026-05-31
    days on market $62,500 Active 2 DOM
16. 2026-05-29
    listed $62,500 Active
17. 2026-05-05
    price $65,000
18. 2010-07-28
    soldstatus $32,000
19. 2006-09-05
    soldstatus $17,500
20. 1994-09-19
    soldstatus $11,000

ⓘ 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: $259 · $22/mo
• Projected year-2 tax: $562 · $47/mo
• Expected delta: +$304/yr (+$25/mo · 117.2%)

ⓘ 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: $12,288
• − Mortgage interest: −$3,501
• − Property taxes: −$259
• − Insurance: −$312
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$1,818
• Taxable income: $4,431
• Est. tax owed @ 24.0%: −$1,063
• After-tax cash flow: $4,139/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

+468.2% since first listed

5 events — show timeline

• 2026-05-29 Listed $62,500 DAOR
• 2026-05-05 Price Changed $65,000 DAOR
• 2010-07-28 Sold (Public Records) $32,000 Public Records
• 2006-09-05 Sold (Public Records) $17,500 Public Records
• 1994-09-19 Sold (Public Records) $11,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $259 · -8.8% YoY. Source: county tax records.