36 Spruce Court

Invest in Hidden Pond Lodge – a proven, high-performing 1,920 sq ft, 3-bedroom + loft (sleeps 10), 3.5-bath short-term rental on 1.56 acres in Pine Hill West, Broken Bow, OK. Appraised at $1,010,000 (09/2025) by the area’s primary appraiser. Delivered $110,985 gross revenue in 2025 (OwnerRez reports available) and $94,200 in 2024 — placing it in the top 10-20% vs. market average of $52k–$61k (AirDNA/Rabbu data). Owner net income averages ~$68,000/year after 15% Treeline management fee (lowest in the area). NOI before debt service is approximately $75,000. Strong cash flow with 51% occupancy (188 rented days last year) and early 2026 momentum (81 days already pre-booked). $100,000+ in upgrades since 2022 (all receipts available): stainless-steel appliances, gourmet kitchen, new mattresses/box springs, faucets, gutters, gravel landscaping/driveways, privacy fences, security boulders, buried propane system (state-inspected and code-compliant — no portable tanks), Wi-Fi smart lock, smart thermostat, sun shades/curtains. Rare 1-acre stocked catch-and-release fishing pond (bass, catfish, perch, koi) with docks, poles, and pedal boat — a true differentiator. Additional amenities: hot tub, 40-amp EV charger, 18-ft Native American tipi, children’s playset, Frisbee golf, tetherball, horseshoes, corn hole, deer feeder. Low operating costs: $1,852/year insurance (near fire station + pond as fire resource — far below the $5k–$6k market average). Fully furnished and branded (logo + website domain included) with owner’s closet stocked with tools, parts, and firewood. Zero deferred maintenance. Minutes from Choctaw Casino, Beavers Bend State Park, Broken Bow Lake, Restaurant Row, hiking trails, and animal parks. Bitcoin accepted via secure escrow. Priced at $849,000 FSBO. Serious inquiries only — verified income statements and full OwnerRez reports provided with a written offer.