615 N Jackson Ave · Blanchard, OK 73010

$154,900

3 bd · 1.0 ba · 1,005 sqft · SingleFamily public records · 34 Days on market

Built 2000 Est $170k · 9% under

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Why this score? — see what drove the C+ 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 +20.5/30.0
• ARV discount +11.5/15.0
• DSCR +6.5/10.0
• Appreciation +5.7/10.0
• 1% rule +4.3/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Remodeled in 2017; new kitchen, new flooring, new windows, new appliances, new water lines. 2023 new sewer line from house to city main. 2025 new central heat and air system. Will need a new roof soon. & quot; Selling As Is& quot;

Key facts

• New kitchen
• New flooring
• New appliances

Tags

• NEW KITCHEN
• NEW FLOORING
• NEW WINDOWS
• NEW APPLIANCES
• NEW WATER LINES
• NEW SEWER LINE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (6.6% below list).
• Recommended offer: $145k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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.
• 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.
• 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).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k 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 $43k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

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 $144,691 (6.6% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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: 0.93% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $169,845
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 N Monroe Ave	0.15mi	3/2.0	988 (-2%)	14mo	$150,000	$152	74
311 N Monroe Ave	0.26mi	2/1.0 (-1)	1,071 (+7%)	8mo	$182,000	$170	65
310 N Jackson Ave	0.23mi	3/1.5	1,035 (+3%)	21mo	$165,000	$159	65
503 N Madison Ave	0.23mi	2/1.0 (-1)	940 (-6%)	17mo	$168,000	$179	59
110 N Harrison Ave	0.39mi	3/2.0	1,056 (+5%)	13mo	$178,000	$169	59
221 SW 6th St	0.73mi	2/1.0 (-1)	984 (-2%)	5mo	$178,000	$181	54
417 N Van Buren Ave	0.14mi	2/2.0 (-1)	1,098 (+9%)	20mo	$150,000	$137	52
420 E Broadway St	0.45mi	3/1.5	1,056 (+5%)	22mo	$155,000	$147	51
321 Van Buren St	0.21mi	3/1.0	1,144 (+14%)	21mo	$189,000	$165	50
507 S Jackson Ave	0.69mi	2/1.0 (-1)	864 (-14%)	9mo	$150,500	$174	32
405 S Jackson St	0.61mi	3/2.0	1,138 (+13%)	23mo	$192,500	$169	27

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: 8.5%
• Equity multiple: 1.44×
• Total profit: $19,264
• Equity at exit: $56,503

10-year hold

• IRR: 12.1%
• Equity multiple: 2.54×
• Total profit: $66,663
• Equity at exit: $77,973

Cash invested: $43,372 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$812
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $204

Break-even live

Break-even rent $1,188

Max offer price $154,900

Occupancy floor 81%

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: $38,725
• Closing costs: $4,647
• 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	0.12mi
509 Harris Blanchard, OK	2.0	1.0	1000	$895	$0.90	1d	1	0.12mi
203 Summerfield Dr Blanchard, OK	2.0	1.0	700	$1,046	$1.49	1d	6	0.35mi
300 Point Pleasant Ct Blanchard, OK	2.0–3.0	2.0	1150	$1,264	$1.10	1d	2	0.47mi
2449 Heather Rd Blanchard, OK	3.0	2.0	1385	$1,750	$1.26	10d	1	1.25mi
2449 Heather Rd Blanchard, OK	3.0	2.0	1385	$1,750	$1.26	1d	1	1.25mi

Listing history 11 events

1. 2026-06-16
   status $154,900 Under Contract 34 DOM
2. 2026-06-15
   days on market $154,900 Active 34 DOM
3. 2026-06-13
   days on market $154,900 Active 32 DOM
4. 2026-06-09
   days on market $154,900 Active 28 DOM
5. 2026-06-08
   days on market $154,900 Active 27 DOM
6. 2026-06-07
   days on market $154,900 Active 26 DOM
7. 2026-06-03
   days on market $154,900 Active 22 DOM
8. 2026-06-02
   days on market $154,900 Active 21 DOM
9. 2026-06-01
   days on market $154,900 Active 20 DOM
10. 2026-05-31
    days on market $154,900 Active 19 DOM
11. 2026-05-12
    listed $154,900 Active

ⓘ 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: $741 · $62/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$653/yr (+$54/mo · 88.1%)

ⓘ 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 ≥108°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: $17,363
• − Mortgage interest: −$8,677
• − Property taxes: −$741
• − Insurance: −$774
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$4,506
• Taxable loss: −$114
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $2,481/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

• 2026-05-12 Listed $154,900 FSBO.com

Property tax history

+5.0%/yr

Latest (2025): $741 · +5.0% YoY. Source: county tax records.