809 N Harrison Ave · Blanchard, OK 73010

$64,900

2 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 6 Days on market

Built 1960 10,498 sqft 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
• ARV discount +7.5/15.0
• 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

Positioned in the center of Blanchard, 809 N Harrison Ave offers a 2-bedroom, 1-bath layout with a dedicated dining area, living room, unfinished enclosed porch, and real wood flooring in portions of the home, creating a solid foundation for value-add improvements. The property includes multiple exterior storage buildings and sits just moments from schools, shopping, and in-town conveniences, making it an appealing option for buyers seeking a project with strong location advantages and room to elevate long-term potential.

Key facts

• Real wood flooring
• 0.24 acre lot
• 2 garage spots

Tags

• DEDICATED DINING AREA
• UNFINISHED ENCLOSED PORCH
• REAL WOOD FLOORING

Property features AI

Finance

• Other: Located in Blanchard legal addition; Homestead not indicated
• Financial info: Sold/Offered as-is; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached 2-car garage
• Security: No storm shelter
• Utilities: No additional utility details provided
• Home design: Single family residence; One-level property; Residential property
• Construction: Frame construction; Composition roof; Conventional foundation; Existing property
• Exterior features: Outbuildings; Interior lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two bedrooms
• Flooring: No flooring details provided
• Bathrooms: One full bathroom
• Heating & cooling: No centralized heating reported; Central gas cooling
• Interior features: Living area with one living space; One dining area; No fireplace
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 18.3% 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 Intermediate Es (math 57% / reading 38%, grade D, #50 of 845 statewide, top 6%, 481 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).
• This rent is only 18% of the median local income ($90k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $1k of equity ($449 loan paydown + $938 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

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 $64,900

Questions for the listing agent

1. Built in 1960 — 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: 2.06% ✓
• Cap rate: 18.28%
• Cash-on-cash: 42.80%
• DSCR: 2.90
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $174,264
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 N Van Buren Ave	0.09mi	2/1.0	1,176 (+7%)	6mo	$150,000	$128	79
311 N Monroe Ave	0.44mi	2/1.0	1,071 (-2%)	8mo	$182,000	$170	69
417 N Van Buren Ave	0.26mi	2/2.0	1,098 (+0%)	20mo	$150,000	$137	66
418 E Broadway St	0.52mi	1/1.0 (-1)	1,056 (-4%)	9mo	$145,000	$137	57
321 Van Buren St	0.33mi	3/1.0 (+1)	1,144 (+4%)	21mo	$189,000	$165	55
110 N Harrison Ave	0.48mi	3/2.0 (+1)	1,056 (-4%)	13mo	$178,000	$169	52
310 N Jackson Ave	0.37mi	3/1.5 (+1)	1,035 (-6%)	21mo	$165,000	$159	49
615 N Monroe Ave	0.31mi	3/2.0 (+1)	988 (-10%)	14mo	$150,000	$152	48
521 N Harrison Ave	0.18mi	3/2.0 (+1)	1,239 (+13%)	19mo	$193,000	$156	45
420 E Broadway St	0.52mi	3/1.5 (+1)	1,056 (-4%)	22mo	$155,000	$147	44
503 N Madison Ave	0.41mi	2/1.0	940 (-14%)	17mo	$168,000	$179	43
405 S Jackson St	0.75mi	3/2.0 (+1)	1,138 (+4%)	23mo	$192,500	$169	31

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: 46.0%
• Equity multiple: 3.42×
• Total profit: $43,918
• Equity at exit: $23,674

10-year hold

• IRR: 47.3%
• Equity multiple: 6.80×
• Total profit: $105,357
• Equity at exit: $32,669

Cash invested: $18,172 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$340
• Tax from tax record: −$39 /mo · $471/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $648

Break-even live

Break-even rent $515

Max offer price $64,900

Occupancy floor 46%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 N Main Blanchard, OK	3.0	2.0	1434	$1,650	$1.15	3d	1	0.17mi
509 Harris Blanchard, OK	2.0	1.0	1000	$895	$0.90	1d	1	0.19mi
203 Summerfield Dr Blanchard, OK	2.0	1.0	700	$1,046	$1.49	1d	6	0.22mi
300 Point Pleasant Ct Blanchard, OK	2.0–3.0	2.0	1150	$1,256	$1.09	1d	2	0.40mi
2449 Heather Rd Blanchard, OK	3.0	2.0	1385	$1,750	$1.26	10d	1	1.18mi
2449 Heather Rd Blanchard, OK	3.0	2.0	1385	$1,750	$1.26	1d	1	1.18mi

Listing history 6 events

1. 2026-06-18
   days on market $64,900 Active 6 DOM
2. 2026-06-17
   days on market $64,900 Active 5 DOM
3. 2026-06-16
   days on market $64,900 Active 4 DOM
4. 2026-06-15
   days on market $64,900 Active 3 DOM
5. 2026-06-13
   remarks 527-char remark
6. 2026-06-13
   listed $64,900 Active 1 DOM

ⓘ 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: $471 · $39/mo
• Projected year-2 tax: $584 · $49/mo
• Expected delta: +$113/yr (+$9/mo · 24.0%)

ⓘ 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: $16,023
• − Mortgage interest: −$3,635
• − Property taxes: −$471
• − Insurance: −$324
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$1,888
• Taxable income: $7,140
• Est. tax owed @ 24.0%: −$1,714
• After-tax cash flow: $6,065/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

1 event — show timeline

• 2026-06-12 Listed $64,900 MLSOK

Property tax history

+7.2%/yr

Latest (2025): $471 · +130.9% YoY. Source: county tax records.