2316 N County Road 1222 Rd · Bridge Creek, OK 73010

$219,000

3 bd · 2.0 ba · 1,271 sqft · SingleFamily public records · 15 Days on market

Built 1981 1.25 ac lot Est $296k · 26% 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 +15.0/15.0
• Cash flow +10.5/30.0
• Appreciation +5.7/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Schools +2.7/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great starter home! This 3 bedroom, 2 bath home is ready for a new family! Living room has fireplace and built in bookshelves, kitchen and dining has new laminate flooring and pantry. New electrical panel, garage door and opener on 2 car attached garage, 1.25 acres(mol) with a portion fenced for your pets.

Key facts

• 12x16 shed
• Country living
• Modern comforts

Tags

• COUNTRY LIVING
• MODERN COMFORTS
• SPACIOUS LOT
• STORM SHELTER
• ELECTRICAL SURGE PROTECTION
• 12X16 SHED

Property features AI

Finance

• Other: Living area recorded as 1,271 (assessor)
• Financial info: Loan qualifications available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead (eligible)
• Home design: Single family residence; One-story; Residential property; Existing property
• Construction: Brick construction; Composition roof; Built previously (existing)
• Exterior features: Outbuildings; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; Masonry fireplace; Below-ground storm shelter; Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (25.4% below list).
• Recommended offer: $163k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 ($2k 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $150k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $163,271 (25.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $296,143
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2349 Fox Ln	0.37mi	3/2.0	1,397 (+10%)	10mo	$325,000	$233	58

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: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,748
• Equity at exit: $79,885

10-year hold

• IRR: 5.0%
• Equity multiple: 1.64×
• Total profit: $39,342
• Equity at exit: $110,239

Cash invested: $61,320 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$162 /mo · $1,943/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-112

Break-even live

Break-even rent $1,774

Max offer price $199,257

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-11
   status Pending
2. 2026-05-05
   price $219,000
3. 2026-04-24
   listed $225,000 Active
4. 2020-05-18
   soldstatus $149,500
5. 2020-05-14
   soldstatus $149,200 Sold 307-char remark

   Show marketing remark (307 chars)

   Great starter home! This 3 bedroom, 2 bath home is ready for a new family! Living room has fireplace and built in bookshelves, kitchen and dining has new laminate flooring and pantry. New electrical panel, garage door and opener on 2 car attached garage, 1.25 acres(mol) with a portion fenced for your pets.

6. 2020-03-18
   status Pending 307-char remark

   Show marketing remark (307 chars)

   Great starter home! This 3 bedroom, 2 bath home is ready for a new family! Living room has fireplace and built in bookshelves, kitchen and dining has new laminate flooring and pantry. New electrical panel, garage door and opener on 2 car attached garage, 1.25 acres(mol) with a portion fenced for your pets.

7. 2020-02-28
   status Active 307-char remark

   Show marketing remark (307 chars)

   Great starter home! This 3 bedroom, 2 bath home is ready for a new family! Living room has fireplace and built in bookshelves, kitchen and dining has new laminate flooring and pantry. New electrical panel, garage door and opener on 2 car attached garage, 1.25 acres(mol) with a portion fenced for your pets.

8. 2020-02-25
   historical 307-char remark

   Show marketing remark (307 chars)

   Great starter home! This 3 bedroom, 2 bath home is ready for a new family! Living room has fireplace and built in bookshelves, kitchen and dining has new laminate flooring and pantry. New electrical panel, garage door and opener on 2 car attached garage, 1.25 acres(mol) with a portion fenced for your pets.

9. 2020-02-20
   listed $149,900 Active 307-char remark

   Show marketing remark (307 chars)

   Great starter home! This 3 bedroom, 2 bath home is ready for a new family! Living room has fireplace and built in bookshelves, kitchen and dining has new laminate flooring and pantry. New electrical panel, garage door and opener on 2 car attached garage, 1.25 acres(mol) with a portion fenced for your pets.

10. 2017-01-31
    soldstatus $122,000 Sold 415-char remark

    Show marketing remark (415 chars)

    Great Starter home! This 3 bedroom, 2 bath home is move in ready! Living room has fireplace and bookshelves, kitchen and dining has new laminate flooring, pantry, new carpet in bedrooms, tub surround, new interior and exterior paint, gutters and roof! Osmosis system, 2 car attached garage, above ground pool and portion of yard is fenced. 1.25 acres(mol) for your family, livestock or pets to have plenty of room!

11. 2017-01-31
    soldstatus $122,000

    Show marketing remark (415 chars)

    Great Starter home! This 3 bedroom, 2 bath home is move in ready! Living room has fireplace and bookshelves, kitchen and dining has new laminate flooring, pantry, new carpet in bedrooms, tub surround, new interior and exterior paint, gutters and roof! Osmosis system, 2 car attached garage, above ground pool and portion of yard is fenced. 1.25 acres(mol) for your family, livestock or pets to have plenty of room!

12. 2016-12-12
    status Pending 415-char remark

    Show marketing remark (415 chars)

    Great Starter home! This 3 bedroom, 2 bath home is move in ready! Living room has fireplace and bookshelves, kitchen and dining has new laminate flooring, pantry, new carpet in bedrooms, tub surround, new interior and exterior paint, gutters and roof! Osmosis system, 2 car attached garage, above ground pool and portion of yard is fenced. 1.25 acres(mol) for your family, livestock or pets to have plenty of room!

13. 2016-12-12
    listed $124,900 Active 415-char remark

    Show marketing remark (415 chars)

    Great Starter home! This 3 bedroom, 2 bath home is move in ready! Living room has fireplace and bookshelves, kitchen and dining has new laminate flooring, pantry, new carpet in bedrooms, tub surround, new interior and exterior paint, gutters and roof! Osmosis system, 2 car attached garage, above ground pool and portion of yard is fenced. 1.25 acres(mol) for your family, livestock or pets to have plenty of room!

14. 2007-03-16
    soldstatus $80,000
15. 2006-12-29
    listed $85,000
16. 1998-05-08
    soldstatus $68,000
17. 1995-08-10
    soldstatus $61,000

ⓘ 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: $1,943 · $162/mo
• Projected year-2 tax: $1,971 · $164/mo
• Expected delta: +$28/yr (+$2/mo · 1.5%)

ⓘ 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 (unshaded) · 0% 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 5% 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: $19,593
• − Mortgage interest: −$12,267
• − Property taxes: −$1,943
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$6,371
• Taxable loss: −$5,218
• Est. tax savings @ 24.0%: +$1,252
• After-tax cash flow: $-89/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
• 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

+259.0% since first listed

17 events — show timeline

• 2026-05-11 Pending — MLSOK
• 2026-05-05 Price Changed $219,000 MLSOK
• 2026-04-24 Listed $225,000 MLSOK
• 2020-05-18 Sold (Public Records) $149,500 Public Records
• 2020-05-14 Sold (MLS) $149,200 MLSOK
• 2020-03-18 Pending — MLSOK
• 2020-02-28 Relisted — MLSOK
• 2020-02-25 Listing Removed — MLSOK
• 2020-02-20 Listed $149,900 MLSOK
• 2017-01-31 Sold (Public Records) $122,000 Public Records
• 2017-01-31 Sold (MLS) $122,000 MLSOK
• 2016-12-12 Pending — MLSOK
• 2016-12-12 Listed $124,900 MLSOK
• 2007-03-16 Sold (MLS) $80,000 MLSOK
• 2006-12-29 Listed $85,000 MLSOK
• 1998-05-08 Sold (Public Records) $68,000 Public Records
• 1995-08-10 Sold (Public Records) $61,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,943 · +3.2% YoY. Source: county tax records.