2489 County Road 1328 Rd · Blanchard, OK 73010

$214,000

3 bd · 2.0 ba · 1,330 sqft · SingleFamily · 83 Days on market

Built 2019 1.00 ac lot Est $229k · 6% under

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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).

• ARV discount +10.4/15.0
• Cash flow +8.8/30.0
• Appreciation +5.7/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

2019 build.... Very nice home in a rural neighborhood. The home has an electric fireplace, storage in the attic, nice open floor plan, good sized bedrooms, large yard, move in ready.

Key facts

• 1 acre lot
• 2 garage spots
• Built 2019

Property features AI

Finance

• Other: Located in Deer Spring - Unplatted addition; Directions: On Hwy 62 W, go thru Blanchard to County Line Rd, go South about 2.5 miles. Addition is on the west side.
• Financial info: Property is not assumable; Listed as occupied
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Manual geocode directions available
• Home design: Single family residence; One story; Residential property; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Homestead eligible
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; Fireplace with insert

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (23.0% below list).
• Recommended offer: $165k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: schools D+, amenities F, commute F.
• Middleberg (rural): math 40% / reading 45% proficiency, ranked #55 of 513 in OK (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 83 days — a 6% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $172k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $164,817 (23.0% 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 83 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $228,760
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2487 County Road 1328	0.00mi	3/2.0	1,312 (-1%)	20mo	$225,000	$171	82
2479 County Road 1328	0.48mi	3/2.0	1,320 (-1%)	1mo	$240,000	$182	76
2325 County Road 1326	0.17mi	3/2.0	1,488 (+12%)	0mo	$257,000	$173	72
2491 County Road 1328	0.57mi	3/2.0	1,327 (-0%)	9mo	$222,000	$167	65
2499 County Road 1328	0.67mi	3/2.0	1,529 (+15%)	3mo	$263,000	$172	42
2486 County Rd #1328	0.54mi	3/2.0	1,512 (+14%)	14mo	$184,000	$122	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: -0.8%
• Equity multiple: 0.96×
• Total profit: $-2,533
• Equity at exit: $78,061

10-year hold

• IRR: 3.8%
• Equity multiple: 1.49×
• Total profit: $29,480
• Equity at exit: $107,722

Cash invested: $59,920 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,648 medium
• Mortgage (P&I): −$1,122
• Tax est. 1.5%: −$268 /mo · $3,210/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-177

Break-even live

Break-even rent $1,872

Max offer price $188,409

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-103	+0% $-177	+5% $-251	+10% $-325
Rent	-10% $-307	-5% $-242	+0% $-177	+5% $-112	+10% $-47
Rate	-1.0pp $-69	-0.5pp $-122	base $-177	+0.5pp $-232	+1.0pp $-289

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $214,000 Active 83 DOM
2. 2026-06-17
   days on market $214,000 Active 82 DOM
3. 2026-06-16
   days on market $214,000 Active 81 DOM
4. 2026-06-15
   days on market $214,000 Active 80 DOM
5. 2026-06-13
   days on market $214,000 Active 78 DOM
6. 2026-06-09
   days on market $214,000 Active 74 DOM
7. 2026-06-08
   days on market $214,000 Active 73 DOM
8. 2026-06-07
   days on market $214,000 Active 72 DOM
9. 2026-06-03
   days on market $214,000 Active 68 DOM
10. 2026-06-02
    days on market $214,000 Active 67 DOM
11. 2026-06-01
    days on market $214,000 Active 66 DOM
12. 2026-05-31
    days on market $214,000 Active 65 DOM
13. 2026-03-27
    listed $219,000 Active
14. 2025-12-16
    historical
15. 2025-08-26
    listed $200,000 Active
16. 2020-11-05
    soldstatus $172,000 Sold 183-char remark

    Show marketing remark (183 chars)

    2019 build.... Very nice home in a rural neighborhood. The home has an electric fireplace, storage in the attic, nice open floor plan, good sized bedrooms, large yard, move in ready.

17. 2020-09-18
    status Pending 183-char remark

    Show marketing remark (183 chars)

    2019 build.... Very nice home in a rural neighborhood. The home has an electric fireplace, storage in the attic, nice open floor plan, good sized bedrooms, large yard, move in ready.

18. 2020-09-16
    listed $169,900 Active 183-char remark

    Show marketing remark (183 chars)

    2019 build.... Very nice home in a rural neighborhood. The home has an electric fireplace, storage in the attic, nice open floor plan, good sized bedrooms, large yard, move in ready.

19. 2019-08-22
    soldstatus $156,900 Sold
20. 2019-07-13
    status Pending
21. 2019-06-21
    listed $156,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $19,778
• − Mortgage interest: −$11,987
• − Property taxes: −$3,210
• − Insurance: −$1,070
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$6,225
• Taxable loss: −$5,879
• Est. tax savings @ 24.0%: +$1,411
• After-tax cash flow: $-711/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: Middleberg
• NCES district ID: 4019890
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $69,226
• Composite: 40.72/100
• National rank: #7598
• State rank: #55 of 513 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

• 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 (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

+39.6% since first listed

9 events — show timeline

• 2026-03-27 Listed $219,000 MLSOK
• 2025-12-16 Listing Removed — MLSOK
• 2025-08-26 Listed $200,000 MLSOK
• 2020-11-05 Sold (MLS) $172,000 MLSOK
• 2020-09-18 Pending — MLSOK
• 2020-09-16 Listed $169,900 MLSOK
• 2019-08-22 Sold (MLS) $156,900 MLSOK
• 2019-07-13 Pending — MLSOK
• 2019-06-21 Listed $156,900 MLSOK