2400 County Road 1216 · Bridge Creek, OK 73010

$215,000

3 bd · 2.0 ba · 1,534 sqft · SingleFamily public records · 93 Days on market

Built 2008 1.00 ac lot Est $232k · 7% under

---

Why this score? — see what drove the D+ 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 +11.7/30.0
• ARV discount +10.7/15.0
• Appreciation +5.7/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Updated frame house on a .91 acre corner lot with vinyl siding in the Bridge Creek school district. Home features 3 spacious bedrooms, 2 large bathrooms, a two vehicle carport, two large decks, and a storage container that measures approximately 10'x50'! There is a creek that runs along the back side of the property for extra separation from your neighbors. The home has been updated throughout with new flooring and floor joists, new paint, and a new roof! Home was built on site in 2008 and is not a mobile or manufactured home. The home also has a large dining area, galley kitchen, and an oversized utility room with an exterior door that leads to one of the open decks.

Key facts

• Large dining area
• Galley style kitchen
• Two large decks

Tags

• GALLEY STYLE KITCHEN
• LARGE DINING AREA
• OVERSIZED UTILITY ROOM
• TWO LARGE DECKS
• TWO VEHICLE CARPORT
• LARGE STORAGE CONTAINER

Property features AI

Finance

• Financial info: Property is homesteaded
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-story property; Residential property; Existing property
• Construction: Vinyl siding; Metal roof; Conventional foundation
• Exterior features: Open deck

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (23.4% below list).
• Recommended offer: $165k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.3% in Bridge Creek — 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 68/100 on livability (#72 in OK) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Bridge Creek (rural): math 30% / reading 29% proficiency, ranked #53 of 270 in OK (top 20%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bridge Creek Ies (math 29% / reading 32%, grade F, #247 of 845 statewide, top 30%, 409 students, 0% FRL); Bridge Creek Hs (math 27% / reading 32%, grade F, #96 of 447 statewide, top 26%, 508 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; solid renter incomes; 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $3k appreciation (1.4% local appreciation)).
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $139k; list at $215k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,713 (23.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $231,634
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2380 Holden Ln	0.55mi	3/2.0	1,608 (+5%)	2mo	$180,000	$112	64
994 County Street 2986	0.69mi	3/2.0	1,510 (-2%)	11mo	$300,000	$199	56
920 Westlake	0.47mi	3/2.0	1,466 (-4%)	23mo	$375,000	$256	51
2408 Alice Ln	0.40mi	3/2.0	1,329 (-13%)	12mo	$57,500	$43	48
2367 Tecumseh Rd	0.60mi	3/2.0	1,663 (+8%)	16mo	$251,000	$151	45
2349 Fox Ln	0.74mi	3/2.0	1,397 (-9%)	10mo	$325,000	$233	43
2375 Tecumseh Rd	0.56mi	3/2.0	1,392 (-9%)	21mo	$180,000	$129	40

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $545
• Equity at exit: $78,425

10-year hold

• IRR: 4.7%
• Equity multiple: 1.60×
• Total profit: $36,192
• Equity at exit: $108,225

Cash invested: $60,200 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,647 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$146 /mo · $1,756/yr
• Insurance: −$90
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-129

Break-even live

Break-even rent $1,810

Max offer price $192,278

Occupancy floor —

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $215,000 Active 93 DOM
2. 2026-06-17
   days on market $215,000 Active 92 DOM
3. 2026-06-16
   days on market $215,000 Active 91 DOM
4. 2026-06-15
   days on market $215,000 Active 90 DOM
5. 2026-06-13
   days on market $215,000 Active 88 DOM
6. 2026-06-09
   days on market $215,000 Active 84 DOM
7. 2026-06-08
   days on market $215,000 Active 83 DOM
8. 2026-06-07
   pricedays on market $215,000 Active 82 DOM
9. 2026-06-05
   days on market $225,000 Active 79 DOM
10. 2026-06-03
    days on market $225,000 Active 78 DOM
11. 2026-06-02
    days on market $225,000 Active 77 DOM
12. 2026-06-01
    days on market $225,000 Active 76 DOM
13. 2026-05-31
    days on market $225,000 Active 75 DOM
14. 2026-04-27
    price $225,000
15. 2026-04-04
    price $230,000
16. 2026-03-14
    listed $235,000 Active
17. 2021-04-07
    soldstatus $139,000
18. 2021-04-06
    soldstatus $139,000 Sold 680-char remark

    Show marketing remark (680 chars)

    Updated frame house on a .91 acre corner lot with vinyl siding in the Bridge Creek school district. Home features 3 spacious bedrooms, 2 large bathrooms, a two vehicle carport, two large decks, and a storage container that measures approximately 10'x50'! There is a creek that runs along the back side of the property for extra separation from your neighbors. The home has been updated throughout with new flooring and floor joists, new paint, and a new roof! Home was built on site in 2008 and is not a mobile or manufactured home. The home also has a large dining area, galley kitchen, and an oversized utility room with an exterior door that leads to one of the open decks.

19. 2021-02-16
    status Pending 680-char remark

    Show marketing remark (680 chars)

    Updated frame house on a .91 acre corner lot with vinyl siding in the Bridge Creek school district. Home features 3 spacious bedrooms, 2 large bathrooms, a two vehicle carport, two large decks, and a storage container that measures approximately 10'x50'! There is a creek that runs along the back side of the property for extra separation from your neighbors. The home has been updated throughout with new flooring and floor joists, new paint, and a new roof! Home was built on site in 2008 and is not a mobile or manufactured home. The home also has a large dining area, galley kitchen, and an oversized utility room with an exterior door that leads to one of the open decks.

20. 2021-01-28
    listed $140,000 Active 680-char remark

    Show marketing remark (680 chars)

    Updated frame house on a .91 acre corner lot with vinyl siding in the Bridge Creek school district. Home features 3 spacious bedrooms, 2 large bathrooms, a two vehicle carport, two large decks, and a storage container that measures approximately 10'x50'! There is a creek that runs along the back side of the property for extra separation from your neighbors. The home has been updated throughout with new flooring and floor joists, new paint, and a new roof! Home was built on site in 2008 and is not a mobile or manufactured home. The home also has a large dining area, galley kitchen, and an oversized utility room with an exterior door that leads to one of the open decks.

ⓘ 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: $1,756 · $146/mo
• Projected year-2 tax: $1,935 · $161/mo
• Expected delta: +$179/yr (+$15/mo · 10.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,766
• − Mortgage interest: −$12,043
• − Property taxes: −$1,756
• − Insurance: −$1,872
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$6,255
• Taxable loss: −$5,323
• Est. tax savings @ 24.0%: +$1,278
• After-tax cash flow: $-266/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: Bridge Creek
• NCES district ID: 4005400
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $61,994
• Composite: 26.95/100
• National rank: #7078
• State rank: #53 of 270 in OK

Livability — Bridge Creek

• Score: 68/100
• State rank: #72
• US rank: #9864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: McClain County · 33,206 people
• 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 (Grady County) Hauer SSP2

• Today (2025): 59,962 people
• By 2030: 62,513 · +4.3%
• By 2040: 67,338 · +12.3%
• By 2050: 71,719 · +19.6%
• By 2075: 82,684 · +37.9%
• By 2100: 89,387 · +49.1%

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 · Grady

• 2024 margin: Solid R (+62.7) · D 17.9% · R 80.6% · Other 1.5%
• 2008→2024 swing: -16.0pp toward R · 2008: -46.7pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+62.3 2016: R+60.3 2012: R+51.2 2008: R+46.7

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

+60.7% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $225,000 MLSOK
• 2026-04-04 Price Changed $230,000 MLSOK
• 2026-03-14 Listed $235,000 MLSOK
• 2021-04-07 Sold (Public Records) $139,000 Public Records
• 2021-04-06 Sold (MLS) $139,000 MLSOK
• 2021-02-16 Pending — MLSOK
• 2021-01-28 Listed $140,000 MLSOK

Property tax history

+3.5%/yr

Latest (2025): $1,756 · +3.2% YoY. Source: county tax records.