199 Braudrick Ln · Blue, OK 74701

$75,000

3 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 19 Days on market

Built 1978 2.33 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Price Reduced! Looking for space to breathe? This 3 bedroom, 2 bath home setting on 1+ acres is a blank canvas waiting for the right owner to restore it. It needs some work, but offers a solid layout and great bones. Come take a look before it's gone!

Key facts

• 2.33 acre lot
• Garage
• Built 1978

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Security: No safety shelter
• Utilities: Electricity available; Septic tank; Rural water source
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Brick construction; Asphalt/fiberglass roof
• Exterior features: Chain link fencing; Mature trees on the lot; No other exterior features listed

Interior

• Kitchen: Range; Stove
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Aluminum window frames; Laminate counters; No additional interior amenities listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.73% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.39%
• DSCR: 2.09
• GRM: 4.8

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: 14.0%
• Equity multiple: 1.54×
• Total profit: $11,308
• Equity at exit: $11,183

10-year hold

• IRR: 20.2%
• Equity multiple: 2.45×
• Total profit: $30,470
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$171 /mo · $2,049/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $427

Break-even live

Break-even rent $754

Max offer price $75,000

Occupancy floor 62%

Sensitivity live

Price	-10% $469	-5% $448	+0% $427	+5% $406	+10% $384
Rent	-10% $325	-5% $376	+0% $427	+5% $478	+10% $529
Rate	-1.0pp $465	-0.5pp $446	base $427	+0.5pp $407	+1.0pp $388

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $75,000 Active 19 DOM
2. 2026-06-18
   days on market $75,000 Active 18 DOM
3. 2026-06-17
   days on market $75,000 Active 17 DOM
4. 2026-06-16
   days on market $75,000 Active 16 DOM
5. 2026-06-15
   days on market $75,000 Active 15 DOM
6. 2026-06-14
   days on market $75,000 Active 13 DOM
7. 2026-06-12
   days on market $75,000 Active 12 DOM
8. 2026-06-09
   days on market $75,000 Active 9 DOM
9. 2026-06-09
   remarks 252-char remark
10. 2026-06-09
    pricestatus $75,000 Active 8 DOM
11. 2026-05-21
    status Pending
12. 2026-05-12
    listed $89,900 Active
13. 2020-06-18
    soldstatus $208,500
14. 2015-05-27
    soldstatus $10,000

ⓘ 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: $2,049 · $171/mo
• Projected year-2 tax: $2,049 · $171/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,526
• − Mortgage interest: −$4,201
• − Property taxes: −$2,049
• − Insurance: −$375
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$2,182
• Taxable income: $4,235
• Est. tax owed @ 24.0%: −$1,016
• After-tax cash flow: $4,106/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

• 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

+799.0% since first listed

4 events — show timeline

• 2026-05-21 Pending — MLS Technology, Inc.
• 2026-05-12 Listed $89,900 MLS Technology, Inc.
• 2020-06-18 Sold (Public Records) $208,500 Public Records
• 2015-05-27 Sold (Public Records) $10,000 Public Records

Property tax history

+55.8%/yr

Latest (2025): $2,049 · +8.6% YoY. Source: county tax records.