2440 County Road 2970 · Blanchard, OK 73572

$102,500

3 bd · 2.0 ba · 1,634 sqft · SingleFamily · 29 Days on market

Built 1995 Poor condition 1.00 ac lot

---

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 +25.2/30.0
• DSCR +8.2/10.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Investor special with serious upside potential. This 3-bedroom, 2-bath home sits on approximately 1 acre in the desirable Middleberg School District and is ready for a full renovation. The property is being sold in as-is, where-is condition, with no repairs to be made by the seller. This is a true fixer-upper and is best suited for experienced investors, flippers, or buyers prepared to take on a major project. With a generous lot size and strong potential after improvements, this property offers a great opportunity to add value. Bring your contractor, vision, and renovation plan—this one is priced with condition in mind and ready for its next chapter.

Key facts

• 1 acre lot
• Built 1995
• Listed 29 days

Property features AI

Finance

• Other: 1 acre lot; Interior lot; Directions: Hwy 39 to CR 2970. South on CR 2970 to property on west side of road. GPS may not map correctly.
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: No flood insurance required (per listing)
• Home design: Single family residence; One level; Residential property
• Construction: Vinyl siding; Composition roof; Conventional foundation; Existing property; Livestock permitted
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating specified; No cooling specified
• Interior features: In-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $102k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $101k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• 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.
• Zoned schools: Middleberg Public School (math 37% / reading 37%, grade F, #132 of 845 statewide, top 19%, 261 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: 19 active listings in the ZIP; 224 units permitted in Grady County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($709 loan paydown + $6k appreciation (5.9% local appreciation)).
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $100,962 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.16% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $336,604
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2346 County Road 1370 Rd	0.75mi	3/2.0	1,411 (-14%)	17mo	$290,000	$206	28

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

Projected returns pro-forma

5.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.51×
• Total profit: $43,322
• Equity at exit: $63,569

10-year hold

• IRR: 21.9%
• Equity multiple: 5.05×
• Total profit: $116,311
• Equity at exit: $114,539

Cash invested: $28,700 (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 73572

• Home prices YoY: 3.1%
• Active inventory: 19
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$538
• Tax est. 1.5%: −$128 /mo · $1,538/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $228

Break-even live

Break-even rent $897

Max offer price $102,500

Occupancy floor 76%

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-02
   statusdays on market $102,500 Pending 29 DOM
2. 2026-06-01
   days on market $102,500 Active 28 DOM
3. 2026-05-31
   days on market $102,500 Active 27 DOM
4. 2026-05-04
   listed $102,500 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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: $14,224
• − Mortgage interest: −$5,742
• − Property taxes: −$1,538
• − Insurance: −$512
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$2,982
• Taxable income: $1,175
• Est. tax owed @ 24.0%: −$282
• After-tax cash flow: $2,455/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation, including structural repairs, kitchen and bathroom installations, and exterior updates. It offers significant potential for value increase with the right investment.

Repairs flagged

• Major Exposed subfloor — Structural damage
• Major Missing cabinets — No kitchen functionality
• Major Missing fixtures — No bathroom functionality
• Major Missing siding — Exterior damage

Value-add opportunities

• Both Paint interior walls — Enhances appearance and value
• Both Install new cabinets and fixtures — Restores kitchen and bathroom functionality
• Both Install new siding — Restores exterior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor · Structural damage	Major	$15,000–50,000
Missing cabinets · No kitchen functionality	Major	$15,000–50,000
Missing fixtures · No bathroom functionality	Major	$15,000–50,000
Missing siding · Exterior damage	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint interior walls — Enhances appearance and value ↑
• Both Install new cabinets and fixtures — Restores kitchen and bathroom functionality ↑
• Both Install new siding — Restores exterior appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• City population: 21,521
• Population (ZIP): 3,194

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 (72%)
• Race & ethnicity: White 72% Native American 12% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Italian 2% European 1%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · Spanish 5%

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: ▲ 5.87%
• Current HPI: 193.3992
• Rent YoY: —
• Metro: —
• 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

• 2026-05-04 Listed $102,500 MLSOK