224 N Van Buren Ave · Blanchard, OK 73010

$130,000

3 bd · 2.0 ba · 1,014 sqft · SingleFamily public records

Built 1940 6,695 sqft lot Est $171k · 24% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.8/10.0
• Appreciation +5.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute, cute 3 bed/1Bath 3 City Lots; Corner lot location; carpets cleaned; hardwood floors touched up; freshly painted interior; new lighting/ceiling fans/bath faucets/toilet; great starter home, Move in Ready, (leaving Refrigerator/Washer & Dryer(no warranties); Owner is Licensee, selling "AS IS"

Key facts

• 6,695 sq ft lot
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 9.2% vs local median 2.6% in Blanchard — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#47 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Blanchard (rural): math 39% / reading 41% proficiency, ranked #13 of 270 in OK (top 5%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blanchard Es (558 students, 0% FRL); Blanchard Hs (math 27% / reading 42%, grade F, #48 of 447 statewide, top 14%, 724 students, 0% FRL) — zoned schools average 0% FRL vs 38% district-wide (38 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 507 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 334 units permitted in McClain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($899 loan paydown + $2k appreciation (1.4% local appreciation)).
• McClain County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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 $80k; list at $130k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $130,000

Questions for the listing agent

1. Built in 1940 — 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 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: 1.08% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.41%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $171,366
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 N Harrison Ave	0.12mi	3/2.0	1,056 (+4%)	13mo	$178,000	$169	77
310 N Jackson Ave	0.07mi	3/1.5	1,035 (+2%)	21mo	$165,000	$159	74
615 N Monroe Ave	0.34mi	3/2.0	988 (-3%)	14mo	$150,000	$152	68
420 E Broadway St	0.18mi	3/1.5	1,056 (+4%)	22mo	$155,000	$147	65
311 N Monroe Ave	0.24mi	2/1.0 (-1)	1,071 (+6%)	8mo	$182,000	$170	63
417 N Van Buren Ave	0.13mi	2/2.0 (-1)	1,098 (+8%)	21mo	$150,000	$137	58
221 SW 6th St	0.53mi	2/1.0 (-1)	984 (-3%)	5mo	$178,000	$181	58
321 Van Buren St	0.06mi	3/1.0	1,144 (+13%)	21mo	$189,000	$165	54
503 N Madison Ave	0.34mi	2/1.0 (-1)	940 (-7%)	17mo	$168,000	$179	48
405 S Jackson St	0.37mi	3/2.0	1,138 (+12%)	23mo	$192,500	$169	44
507 S Jackson Ave	0.44mi	2/1.0 (-1)	864 (-15%)	9mo	$150,500	$174	38

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

Projected returns pro-forma

1.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.70×
• Total profit: $25,356
• Equity at exit: $47,420

10-year hold

• IRR: 16.5%
• Equity multiple: 3.08×
• Total profit: $75,788
• Equity at exit: $65,439

Cash invested: $36,400 (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 73010

• Home prices YoY: 0.5%
• Active inventory: 507
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$682
• Tax from tax record: −$53 /mo · $634/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $316

Break-even live

Break-even rent $998

Max offer price $130,000

Occupancy floor 72%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 Harris Blanchard, OK	2.0	1.0	1000	$895	$0.90	2d	1	0.17mi
720 N Main Blanchard, OK	3.0	2.0	1434	$1,650	$1.15	3d	1	0.33mi
203 Summerfield Dr Blanchard, OK	2.0	1.0	700	$1,046	$1.49	2d	6	0.56mi
300 Point Pleasant Ct Blanchard, OK	2.0–3.0	2.0	1150	$1,264	$1.10	2d	2	0.69mi
2449 Heather Rd Blanchard, OK	3.0	2.0	1385	$1,750	$1.26	10d	1	1.47mi
2449 Heather Rd Blanchard, OK	3.0	2.0	1385	$1,750	$1.26	2d	1	1.47mi

Listing history 12 events

1. 2026-05-26
   listed $130,000
2. 2026-05-26
   historical
3. 2014-11-28
   soldstatus $79,501 311-char remark

   Show marketing remark (311 chars)

   Cute, cute 3 bed/1Bath 3 City Lots; Corner lot location; carpets cleaned; hardwood floors touched up; freshly painted interior; new lighting/ceiling fans/bath faucets/toilet; great starter home, Move in Ready, (leaving Refrigerator/Washer & Dryer(no warranties); Owner is Licensee, selling "AS IS"

4. 2014-11-25
   soldstatus $80,000
5. 2014-08-22
   listed $79,500 311-char remark

   Show marketing remark (311 chars)

   Cute, cute 3 bed/1Bath 3 City Lots; Corner lot location; carpets cleaned; hardwood floors touched up; freshly painted interior; new lighting/ceiling fans/bath faucets/toilet; great starter home, Move in Ready, (leaving Refrigerator/Washer & Dryer(no warranties); Owner is Licensee, selling "AS IS"

6. 2007-11-15
   historical
7. 2007-09-10
   listed $72,500
8. 2004-10-29
   soldstatus $26,000
9. 2004-10-27
   soldstatus $26,000
10. 2004-05-29
    listed $34,900
11. 2004-03-24
    historical
12. 2004-03-09
    listed $75,000

ⓘ 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: $634 · $53/mo
• Projected year-2 tax: $1,170 · $98/mo
• Expected delta: +$536/yr (+$45/mo · 84.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $16,778
• − Mortgage interest: −$7,282
• − Property taxes: −$634
• − Insurance: −$650
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$3,782
• Taxable income: $1,745
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $3,371/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: Blanchard
• NCES district ID: 4004680
• Math proficiency: 39% ▼ -2.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $61,936
• Composite: 35.63/100
• National rank: #4887
• State rank: #13 of 270 in OK

Livability — Blanchard

• Score: 69/100
• State rank: #47
• US rank: #8299

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blanchard, OK
• County: McClain County · 33,206 people
• City population: 21,521
• Metro: Oklahoma City, OK
• Population (ZIP): 21,521
• Household income: $90,110
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 239.0

Population outlook (McClain County) Hauer SSP2

• Today (2025): 46,053 people
• By 2030: 50,081 · +8.7%
• By 2040: 58,231 · +26.4%
• By 2050: 66,276 · +43.9%
• By 2075: 86,558 · +88.0%
• By 2100: 100,421 · +118.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 10% Hispanic / Latino 6% Native American 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · McClain

• 2024 margin: Solid R (+60.6) · D 18.8% · R 79.5% · Other 1.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -51.8pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+60.9 2016: R+60.9 2012: R+55.4 2008: R+51.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.45%
• Current HPI: 285.8653
• Rent YoY: —
• Metro: Oklahoma City, OK
• 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

+73.3% since first listed

12 events — show timeline

• 2026-05-26 Listed $130,000 MLSOK
• 2026-05-26 Listing Removed — MLSOK
• 2014-11-28 Sold (MLS) $79,501 MLSOK
• 2014-11-25 Sold (Public Records) $80,000 Public Records
• 2014-08-22 Listed $79,500 MLSOK
• 2007-11-15 Listing Removed — MLSOK
• 2007-09-10 Listed $72,500 MLSOK
• 2004-10-29 Sold (Public Records) $26,000 Public Records
• 2004-10-27 Sold (MLS) $26,000 MLSOK
• 2004-05-29 Listed $34,900 MLSOK
• 2004-03-24 Listing Removed — MLSOK
• 2004-03-09 Listed $75,000 MLSOK

Property tax history

+4.8%/yr

Latest (2025): $634 · +3.6% YoY. Source: county tax records.