404 Hereford · Indiahoma, OK 73552

$95,000

2 bd · 2.0 ba · 1,300 sqft · SingleFamily · 77 Days on market

Fair condition Est $92k · at est. ↓ 10% since listing

---

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 +7.9/10.0
• DSCR +7.6/10.0
• ARV discount +6.2/15.0
• 1% rule +6.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0

Listing remarks

--LISTED BY JENNIFER LOWE 580-475-6252 Located on a corner lot in the quiet community of Indiahoma, this 2-bedroom, 2-bath home offers approximately 1,300 square feet of living space with a flexible layout that could accommodate a third bedroom option using the spacious family room. The home features fresh interior paint and a functional floor plan, including a comfortable family room with a gas log fireplace. With a little updating and personal touch, this property has great potential to be transformed into a comfortable primary residence or investment opportunity. A detached two-car garage provides ample space for parking, storage, or use as a workshop. The fully fenced yard offers adde

Key facts

• Flexible layout
• Gas log fireplace
• Near local school

Tags

• CORNER LOT
• FLEXIBLE LAYOUT
• GAS LOG FIREPLACE
• DETACHED TWO-CAR GARAGE
• FULLY FENCED YARD
• NEAR LOCAL SCHOOL

Property features AI

Finance

• Other: Corner lot

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Wood siding; Composition roof
• Exterior features: Covered patio/porch; Chain link fencing; Fenced yard; Outbuilding and workshop

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Gas log fireplace in the family room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#450 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D-, crime F, amenities F.
• Indiahoma (rural): math 10% / reading 20% proficiency, ranked #453 of 513 in OK (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 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 ($657 loan paydown + $5k appreciation (5.7% 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 (5.7% appreciation + 3.0% rent growth), your $27k 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 77 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 8.55%
• Cash-on-cash: 8.08%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $92,300
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Hereford Ave	0.27mi	2/2.0	1,400 (+8%)	19mo	$100,000	$71	59

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

Projected returns pro-forma

5.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.40×
• Total profit: $37,269
• Equity at exit: $58,043

10-year hold

• IRR: 20.6%
• Equity multiple: 4.80×
• Total profit: $101,173
• Equity at exit: $103,839

Cash invested: $26,600 (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 73552

• Home prices YoY: 4.0%
• Active inventory: 4
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $179

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 78%

Sensitivity live

Price	-10% $245	-5% $212	+0% $179	+5% $146	+10% $113
Rent	-10% $95	-5% $137	+0% $179	+5% $221	+10% $263
Rate	-1.0pp $227	-0.5pp $203	base $179	+0.5pp $154	+1.0pp $129

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $95,000 Active 77 DOM
2. 2026-06-18
   days on market $95,000 Active 76 DOM
3. 2026-06-17
   days on market $95,000 Active 75 DOM
4. 2026-06-16
   days on market $95,000 Active 74 DOM
5. 2026-06-15
   days on market $95,000 Active 73 DOM
6. 2026-06-14
   days on market $95,000 Active 71 DOM
7. 2026-06-13
   days on market $95,000 Active 70 DOM
8. 2026-06-10
   days on market $95,000 Active 68 DOM
9. 2026-06-09
   days on market $95,000 Active 67 DOM
10. 2026-06-08
    days on market $95,000 Active 66 DOM
11. 2026-06-07
    days on market $95,000 Active 65 DOM
12. 2026-06-03
    days on market $95,000 Active 61 DOM
13. 2026-06-02
    days on market $95,000 Active 60 DOM
14. 2026-06-01
    days on market $95,000 Active 59 DOM
15. 2026-05-31
    days on market $95,000 Active 58 DOM
16. 2026-05-30
    days on market $95,000 Active 57 DOM
17. 2026-04-25
    price $95,000
18. 2026-04-03
    listed $105,000 Active

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

Taxation est. · year 1

• Rental income: $12,692
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$2,764
• Taxable income: $676
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $1,986/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The property requires moderate repairs and maintenance, including painting and landscaping, to improve its curb appeal and interior aesthetics, which would increase its resale and rental value.

Repairs flagged

• Moderate Siding — Weathered and needs repainting
• Moderate Paint — Worn and needs touch-up

Value-add opportunities

• Both Painting and repainting the exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value
• Both Kitchen updates — Modernizes the kitchen and increases functionality
• Both Bathroom updates — Enhances the bathrooms and improves overall living experience

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Weathered and needs repainting	Moderate	$3,000–15,000
Paint · Worn and needs touch-up	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both Painting and repainting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both Kitchen updates — Modernizes the kitchen and increases functionality ↑
• Both Bathroom updates — Enhances the bathrooms and improves overall living experience ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Indiahoma
• NCES district ID: 4015420
• Math proficiency: 10% ▬ 0.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $52,168
• Composite: 17.4/100
• National rank: #14151
• State rank: #453 of 513 in OK

Livability — Indiahoma

• Score: 58/100
• State rank: #450
• US rank: #21442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indiahoma, OK
• Population (ZIP): 1,367

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 (77%)
• Race & ethnicity: White 77% Native American 12% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Iranian 5% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 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: ▲ 5.72%
• Current HPI: 149.9901
• 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

-9.5% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $95,000 DAOR
• 2026-04-03 Listed $105,000 DAOR