23007 Us Highway 70 · Blue, OK 74701

$87,500

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 35 Days on market

Built 1990 0.30 ac lot ↓ 12% since listing

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and see the brand new look for the property located at 23007 HWY 70!! The home is located across the street from the Rock Creek Elementary School in Blue. It also includes mature trees, a covered front porch, rear deck, new chain link fence and a storage shed. Great for a first time home buyer , investment buyer or someone wanting the country life but close to Durant/Bokchito. Additional new features are a new color for the exterior of the home, new chain link fencing, updated front porch, and the option for the furniture and decorations to remain in the home.

Key facts

• Covered front porch
• Storage shed
• New chain link fence

Tags

• COVERED FRONT PORCH
• REAR DECK
• NEW CHAIN LINK FENCE
• STORAGE SHED
• MATURE TREES
• UPDATED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#627 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime F.
• Rock Creek (rural): math 17% / reading 13% proficiency, ranked #225 of 270 in OK (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.1%/yr); 309 active listings in the ZIP; 176 units permitted in Bryan County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $605 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bryan County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $55k; list at $88k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,875 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.60×
• Total profit: $-9,863
• Equity at exit: $13,047

10-year hold

• IRR: -7.9%
• Equity multiple: 0.58×
• Total profit: $-10,368
• Equity at exit: $7,565

Cash invested: $24,500 (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 74701

• Home prices YoY: -11.3%
• Rents YoY: -0.1%
• Active inventory: 309
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $992 medium
• Mortgage (P&I): −$459
• Tax est. 1.5%: −$109 /mo · $1,312/yr
• Insurance: −$36
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $113

Break-even live

Break-even rent $850

Max offer price $87,500

Occupancy floor 84%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $87,500 Active 35 DOM
2. 2026-06-18
   days on market $87,500 Active 34 DOM
3. 2026-06-17
   days on market $87,500 Active 33 DOM
4. 2026-06-16
   days on market $87,500 Active 32 DOM
5. 2026-06-15
   days on market $87,500 Active 31 DOM
6. 2026-06-14
   days on market $87,500 Active 29 DOM
7. 2026-06-12
   days on market $87,500 Active 28 DOM
8. 2026-06-09
   days on market $87,500 Active 25 DOM
9. 2026-06-08
   days on market $87,500 Active 24 DOM
10. 2026-06-07
    days on market $87,500 Active 23 DOM
11. 2026-06-05
    days on market $87,500 Active 21 DOM
12. 2026-06-02
    days on market $87,500 Active 18 DOM
13. 2026-06-01
    days on market $87,500 Active 17 DOM
14. 2026-05-31
    days on market $87,500 Active 16 DOM
15. 2026-05-30
    days on market $87,500 Active 15 DOM
16. 2026-05-13
    listed $87,500 Active 571-char remark

    Show marketing remark (571 chars)

    Come and see the brand new look for the property located at 23007 HWY 70!! The home is located across the street from the Rock Creek Elementary School in Blue. It also includes mature trees, a covered front porch, rear deck, new chain link fence and a storage shed. Great for a first time home buyer , investment buyer or someone wanting the country life but close to Durant/Bokchito. Additional new features are a new color for the exterior of the home, new chain link fencing, updated front porch, and the option for the furniture and decorations to remain in the home.

17. 2026-03-30
    soldstatus $55,000
18. 2026-03-27
    soldstatus $55,000 Closed 1832-char remark

    Show marketing remark (1832 chars)

    Welcome to 23007 US Hwy. 70, Bokchito, OK — a charming 2-bedroom, 1-bathroom singlewide manufactured home nestled on a beautiful tree-shaded lot directly across from Rock Creek School. Whether you're looking for your first home, downsizing, or seeking an investment opportunity, this peaceful property offers comfort, convenience, and character. Set on a well-maintained lot adorned with mature trees, this home provides plenty of natural shade and a sense of privacy, all while being conveniently located along Highway 70. You’ll love spending your mornings on the large covered front porch — perfect for relaxing with a cup of coffee while enjoying the peaceful, country setting. Out back, a covered rear deck creates a quiet space for evening unwinding, family gatherings, or entertaining guests. Inside, the home features an efficient layout with a cozy living area, a bright kitchen with plenty of cabinet space, and two well-sized bedrooms. The full bathroom is conveniently located between the bedrooms and offers practical space for daily living. A standout feature is the metal storage building, ideal for tools, lawn equipment, or additional storage needs. With easy access to local amenities and just steps from the school, this location is both practical and desirable for families or those who want to be close to community happenings. This property is a wonderful combination of charm and utility. The mature trees and peaceful surroundings make it feel like a retreat, while the close proximity to Rock Creek School and Highway 70 ensures you're never far from where you need to be. Don’t miss your chance to own a slice of small-town Oklahoma living. Whether you're buying to live, rent, or invest, 23007 US Hwy. 70 is a versatile property with potential. Schedule your private showing today!

19. 2026-03-11
    status Pending 1832-char remark

    Show marketing remark (1832 chars)

    Welcome to 23007 US Hwy. 70, Bokchito, OK — a charming 2-bedroom, 1-bathroom singlewide manufactured home nestled on a beautiful tree-shaded lot directly across from Rock Creek School. Whether you're looking for your first home, downsizing, or seeking an investment opportunity, this peaceful property offers comfort, convenience, and character. Set on a well-maintained lot adorned with mature trees, this home provides plenty of natural shade and a sense of privacy, all while being conveniently located along Highway 70. You’ll love spending your mornings on the large covered front porch — perfect for relaxing with a cup of coffee while enjoying the peaceful, country setting. Out back, a covered rear deck creates a quiet space for evening unwinding, family gatherings, or entertaining guests. Inside, the home features an efficient layout with a cozy living area, a bright kitchen with plenty of cabinet space, and two well-sized bedrooms. The full bathroom is conveniently located between the bedrooms and offers practical space for daily living. A standout feature is the metal storage building, ideal for tools, lawn equipment, or additional storage needs. With easy access to local amenities and just steps from the school, this location is both practical and desirable for families or those who want to be close to community happenings. This property is a wonderful combination of charm and utility. The mature trees and peaceful surroundings make it feel like a retreat, while the close proximity to Rock Creek School and Highway 70 ensures you're never far from where you need to be. Don’t miss your chance to own a slice of small-town Oklahoma living. Whether you're buying to live, rent, or invest, 23007 US Hwy. 70 is a versatile property with potential. Schedule your private showing today!

20. 2026-01-16
    listed $65,000 Active 1832-char remark

    Show marketing remark (1832 chars)

    Welcome to 23007 US Hwy. 70, Bokchito, OK — a charming 2-bedroom, 1-bathroom singlewide manufactured home nestled on a beautiful tree-shaded lot directly across from Rock Creek School. Whether you're looking for your first home, downsizing, or seeking an investment opportunity, this peaceful property offers comfort, convenience, and character. Set on a well-maintained lot adorned with mature trees, this home provides plenty of natural shade and a sense of privacy, all while being conveniently located along Highway 70. You’ll love spending your mornings on the large covered front porch — perfect for relaxing with a cup of coffee while enjoying the peaceful, country setting. Out back, a covered rear deck creates a quiet space for evening unwinding, family gatherings, or entertaining guests. Inside, the home features an efficient layout with a cozy living area, a bright kitchen with plenty of cabinet space, and two well-sized bedrooms. The full bathroom is conveniently located between the bedrooms and offers practical space for daily living. A standout feature is the metal storage building, ideal for tools, lawn equipment, or additional storage needs. With easy access to local amenities and just steps from the school, this location is both practical and desirable for families or those who want to be close to community happenings. This property is a wonderful combination of charm and utility. The mature trees and peaceful surroundings make it feel like a retreat, while the close proximity to Rock Creek School and Highway 70 ensures you're never far from where you need to be. Don’t miss your chance to own a slice of small-town Oklahoma living. Whether you're buying to live, rent, or invest, 23007 US Hwy. 70 is a versatile property with potential. Schedule your private showing today!

21. 2026-01-12
    historical
22. 2026-01-07
    price $65,000
23. 2025-11-21
    status Active
24. 2025-11-02
    status Pending
25. 2025-10-02
    price $80,000
26. 2025-09-12
    price $85,000
27. 2025-08-26
    price $90,000
28. 2025-08-14
    price $95,000
29. 2025-07-19
    listed $99,900 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,904
• − Mortgage interest: −$4,901
• − Property taxes: −$1,312
• − Insurance: −$1,235
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$2,545
• Taxable income: $5
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $1,349/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: Rock Creek
• NCES district ID: 4033601
• Math proficiency: 17% ▼ -9.00%
• Reading proficiency: 13% ▼ -9.00%
• Median HH income: $39,039
• Composite: 12.74/100
• National rank: #9602
• State rank: #225 of 270 in OK

Livability — Blue

• Score: 52/100
• State rank: #627
• US rank: #24548

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue, OK
• County: Bryan County · 27,497 people
• Metro: Durant, OK
• Population (ZIP): 27,497
• Household income: $58,036
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 759.0

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 50,265 people
• By 2030: 52,866 · +5.2%
• By 2040: 58,018 · +15.4%
• By 2050: 63,073 · +25.5%
• By 2075: 74,439 · +48.1%
• By 2100: 81,743 · +62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 65% Native American 14% Two or more races 13% Hispanic / Latino 9% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+58.5) · D 20.0% · R 78.6% · Other 1.4%
• 2008→2024 swing: -23.0pp toward R · 2008: -35.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+56.5 2016: R+55.6 2012: R+44.5 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.66%
• Current HPI: 303.3877
• Rent YoY: ▼ -0.13%
• Metro: Durant, 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

-12.4% since first listed

14 events — show timeline

• 2026-05-13 Listed $87,500 MLS Technology, Inc.
• 2026-03-30 Sold (Public Records) $55,000 Public Records
• 2026-03-27 Sold (MLS) $55,000 MLS Technology, Inc.
• 2026-03-11 Pending — MLS Technology, Inc.
• 2026-01-16 Listed $65,000 MLS Technology, Inc.
• 2026-01-12 Listing Removed — MLS Technology, Inc.
• 2026-01-07 Price Changed $65,000 MLS Technology, Inc.
• 2025-11-21 Relisted — MLS Technology, Inc.
• 2025-11-02 Pending — MLS Technology, Inc.
• 2025-10-02 Price Changed $80,000 MLS Technology, Inc.
• 2025-09-12 Price Changed $85,000 MLS Technology, Inc.
• 2025-08-26 Price Changed $90,000 MLS Technology, Inc.
• 2025-08-14 Price Changed $95,000 MLS Technology, Inc.
• 2025-07-19 Listed $99,900 MLS Technology, Inc.

Property tax history

-7.3%/yr

Latest (2025): $71 · +10.9% YoY. Source: county tax records.