206 Comanche St · Garber, OK 73738

$49,900

2 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 43 Days on market

Built 2026 0.64 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits! Situated on eight city lots, this 3-bedroom home offers a rare chance to invest, build, or create your own space with room to grow. The home features approximately 1,512 square feet (courthouse) with a functional layout and solid structure. Interior renovations have been started, providing a head start for the next owner to complete to their preferences. The bathroom is currently unfinished, offering flexibility for customization. The exterior reflects deferred maintenance, including peeling paint, and the property is being offered in its current condition. With ample lot space, there may be potential for additional improvements or future development, subject to buyer verification with the City of Garber. Yard shed is 10'x16' (courthouse records) Whether you're looking for a renovation project, investment property, or multiple lots in a small-town setting, this property offers a unique combination of space and potential.

Key facts

• 0.64 acre lot
• Built 2026
• Listed 42 days

Property features AI

Exterior

• Parking: Gravel driveway
• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces west; Under construction
• Construction: Block and HardiPlank-type siding; Asphalt/fiberglass roof; Basement (partial)
• Exterior features: Covered porch; Porch; Gravel driveway; Shed(s); Corner lot; Mature trees

Interior

• Kitchen: Country-style kitchen; Oven; Range; Refrigerator
• Bedrooms: Master bedroom on first floor; Two additional bedrooms on first floor
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Floor furnace
• Interior features: Attic; Laminate counters; Wood frame and storm windows
• Laundry & utility: Utility room on first floor (inside)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#187 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Garber (rural): math 33% / reading 30% proficiency, ranked #51 of 270 in OK (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Garber Es (math 32% / reading 32%, grade F, #213 of 845 statewide, top 28%, 296 students, 0% FRL); Garber Hs (math 30% / reading 30%, grade F, #76 of 447 statewide, top 20%, 126 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 7 active listings in the ZIP; 19 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($345 loan paydown + $5k appreciation (10.0% local appreciation)).
• Garfield County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.23% ✓
• Cap rate: 20.18%
• Cash-on-cash: 49.60%
• DSCR: 3.21
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $167,832
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Iowa St	0.39mi	3/2.0 (+1)	1,481 (-2%)	11mo	$165,000	$111	60
219 Versailles Ave	0.67mi	3/1.5 (+1)	1,419 (-6%)	4mo	$112,750	$79	48

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 63.2%
• Equity multiple: 5.58×
• Total profit: $63,947
• Equity at exit: $44,954

10-year hold

• IRR: 56.8%
• Equity multiple: 12.41×
• Total profit: $159,373
• Equity at exit: $96,945

Cash invested: $13,972 (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 73738

• Home prices YoY: 6.0%
• Active inventory: 7
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$21 /mo · $253/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $577

Break-even live

Break-even rent $384

Max offer price $49,900

Occupancy floor 43%

Sensitivity live

Price	-10% $606	-5% $592	+0% $577	+5% $563	+10% $549
Rent	-10% $489	-5% $533	+0% $577	+5% $622	+10% $666
Rate	-1.0pp $603	-0.5pp $590	base $577	+0.5pp $565	+1.0pp $551

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $49,900 Active 43 DOM
2. 2026-06-18
   days on market $49,900 Active 42 DOM
3. 2026-06-17
   days on market $49,900 Active 41 DOM
4. 2026-06-16
   days on market $49,900 Active 40 DOM
5. 2026-06-15
   days on market $49,900 Active 39 DOM
6. 2026-06-14
   days on market $49,900 Active 37 DOM
7. 2026-06-12
   days on market $49,900 Active 36 DOM
8. 2026-06-09
   days on market $49,900 Active 33 DOM
9. 2026-06-08
   days on market $49,900 Active 32 DOM
10. 2026-06-07
    days on market $49,900 Active 31 DOM
11. 2026-06-05
    pricedays on market $49,900 Active 28 DOM
12. 2026-06-03
    days on market $59,900 Active 27 DOM
13. 2026-06-02
    days on market $59,900 Active 26 DOM
14. 2026-06-01
    days on market $59,900 Active 25 DOM
15. 2026-05-31
    days on market $59,900 Active 24 DOM
16. 2026-05-30
    days on market $59,900 Active 23 DOM
17. 2026-05-04
    listed $59,900 Active
18. 2026-05-03
    listed $59,900 Active 955-char remark

    Show marketing remark (944 chars)

    Opportunity awaits! Situated on eight city lots, this 3-bedroom home offers a rare chance to invest, build, or create your own space with room to grow. The home features approximately 1,512 square feet (courthouse) with a functional layout and solid structure. Interior renovations have been started, providing a head start for the next owner to complete to their preferences. The bathroom is currently unfinished, offering flexibility for customization. The exterior reflects deferred maintenance, including peeling paint, and the property is being offered in its current condition. With ample lot space, there may be potential for additional improvements or future development, subject to buyer verification with the City of Garber. Yard shed 10'x16' (courthouse) Whether you're looking for a renovation project, investment property, or multiple lots in a small-town setting, this property offers a unique combination of space and potential.

19. 2026-05-03
    listed $59,900 Active 944-char remark

    Show marketing remark (944 chars)

    Opportunity awaits! Situated on eight city lots, this 3-bedroom home offers a rare chance to invest, build, or create your own space with room to grow. The home features approximately 1,512 square feet (courthouse) with a functional layout and solid structure. Interior renovations have been started, providing a head start for the next owner to complete to their preferences. The bathroom is currently unfinished, offering flexibility for customization. The exterior reflects deferred maintenance, including peeling paint, and the property is being offered in its current condition. With ample lot space, there may be potential for additional improvements or future development, subject to buyer verification with the City of Garber. Yard shed 10'x16' (courthouse) Whether you're looking for a renovation project, investment property, or multiple lots in a small-town setting, this property offers a unique combination of space and potential.

ⓘ 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: $253 · $21/mo
• Projected year-2 tax: $449 · $37/mo
• Expected delta: +$196/yr (+$16/mo · 77.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,382
• − Mortgage interest: −$2,795
• − Property taxes: −$253
• − Insurance: −$250
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$1,452
• Taxable income: $6,492
• Est. tax owed @ 24.0%: −$1,558
• After-tax cash flow: $5,371/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: Garber
• NCES district ID: 4012420
• Math proficiency: 33% ▼ -7.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $50,538
• Composite: 27.52/100
• National rank: #6953
• State rank: #51 of 270 in OK

Livability — Garber

• Score: 64/100
• State rank: #187
• US rank: #14751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garber, OK
• Population (ZIP): 931

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 69,026 people
• By 2030: 72,171 · +4.6%
• By 2040: 79,366 · +15.0%
• By 2050: 87,847 · +27.3%
• By 2075: 112,714 · +63.3%
• By 2100: 135,682 · +96.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 15% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 9% Italian 5% Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Garfield

• 2024 margin: Solid R (+53.8) · D 22.2% · R 76.0% · Other 1.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -51.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+53.7 2016: R+53.5 2012: R+52.5 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.24%
• Current HPI: 215.474
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-04 Listed $59,900 MLS Technology, Inc.
• 2026-05-03 Listed $59,900 SBOR
• 2026-05-03 Listed $59,900 NWOAR

Property tax history

-0.1%/yr

Latest (2025): $253 · +2.0% YoY. Source: county tax records.