809 W Blakely · Rush Springs, OK 73082

$89,999

2 bd · 1.0 ba · 975 sqft · SingleFamily public records · 195 Days on market

Built 1968

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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 +21.2/30.0
• Appreciation +9.8/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

At the edge of this small community is a cozy white painted brick, two bedroom one bath that hugs the city limits. Remodeled just a few years ago top to bottom the 1968 home with large opening between living and kitchen could be just what a person would love to make their own. Includes a laundry room then move to the outside where several out building occupy the property. 25x 25 shop a storage building, cellar and open carport to the west with a carport to the east attached to the house. The shop to the east could hold a vehicle or as a storage area with electric for those evenings that darkness arrives so soon. The carport is accessible via sliding doors to take in relaxing shade in the evenings. Talk about close to the school and sporting events will make it easy to attend any program. Selling conventional or cash and AS IS. Call for access.

Key facts

• Laundry room
• Storage building
• 25x25 shop

Tags

• COZY WHITE PAINTED BRICK
• REMODELED TOP TO BOTTOM
• LAUNDRY ROOM
• SEVERAL OUT BUILDINGS
• 25X25 SHOP
• STORAGE BUILDING

Property features AI

Exterior

• Parking: 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Frame and brick construction
• Exterior features: Metal roof; Outbuilding and shed(s)

Interior

• Kitchen: Electric range; Electric oven
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $130 ($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 $86k (4.8% below list).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#224 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Rush Springs (rural): math 14% / reading 25% proficiency, ranked #181 of 270 in OK (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rush Springs Es (math 17% / reading 27%, grade F, #413 of 845 statewide, top 54%, 244 students, 0% FRL); Rush Springs Ms (math 12% / reading 22%, grade F, #193 of 345 statewide, top 60%, 108 students, 0% FRL); Rush Springs Hs (math 10% / reading 30%, grade F, #236 of 447 statewide, top 61%, 130 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 34 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 $9k of equity ($622 loan paydown + $9k appreciation (9.6% local appreciation)).
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (9.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 195 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $90k implies a 173% gain — meaningful room to come down on a strong offer.

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 $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.95% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $40,950
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 N Hampton	0.41mi	2/1.0	952 (-2%)	16mo	$40,000	$42	64

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

Projected returns pro-forma

9.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.17×
• Total profit: $54,714
• Equity at exit: $78,366

10-year hold

• IRR: 24.5%
• Equity multiple: 7.11×
• Total profit: $153,917
• Equity at exit: $166,194

Cash invested: $25,200 (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 73082

• Home prices YoY: 3.0%
• Active inventory: 34
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$37 /mo · $447/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $130

Break-even live

Break-even rent $692

Max offer price $89,999

Occupancy floor 80%

Sensitivity live

Price	-10% $181	-5% $155	+0% $130	+5% $105	+10% $79
Rent	-10% $62	-5% $96	+0% $130	+5% $164	+10% $198
Rate	-1.0pp $175	-0.5pp $153	base $130	+0.5pp $107	+1.0pp $83

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $89,999 Active 195 DOM
2. 2026-06-21
   days on market $89,999 Active 194 DOM
3. 2026-06-18
   days on market $89,999 Active 192 DOM
4. 2026-06-17
   days on market $89,999 Active 191 DOM
5. 2026-06-16
   days on market $89,999 Active 190 DOM
6. 2026-06-15
   days on market $89,999 Active 189 DOM
7. 2026-06-13
   days on market $89,999 Active 187 DOM
8. 2026-06-12
   days on market $89,999 Active 186 DOM
9. 2026-06-09
   days on market $89,999 Active 183 DOM
10. 2026-06-08
    days on market $89,999 Active 182 DOM
11. 2026-06-08
    days on market $89,999 Active 181 DOM
12. 2026-06-05
    days on market $89,999 Active 179 DOM
13. 2026-06-04
    days on market $89,999 Active 177 DOM
14. 2026-06-02
    days on market $89,999 Active 176 DOM
15. 2026-06-01
    days on market $89,999 Active 175 DOM
16. 2026-05-31
    days on market $89,999 Active 174 DOM
17. 2026-03-18
    price $89,999

    Show marketing remark (855 chars)

    At the edge of this small community is a cozy white painted brick, two bedroom one bath that hugs the city limits. Remodeled just a few years ago top to bottom the 1968 home with large opening between living and kitchen could be just what a person would love to make their own. Includes a laundry room then move to the outside where several out building occupy the property. 25x 25 shop a storage building, cellar and open carport to the west with a carport to the east attached to the house. The shop to the east could hold a vehicle or as a storage area with electric for those evenings that darkness arrives so soon. The carport is accessible via sliding doors to take in relaxing shade in the evenings. Talk about close to the school and sporting events will make it easy to attend any program. Selling conventional or cash and AS IS. Call for access.

18. 2026-03-18
    price $89,999 855-char remark

    Show marketing remark (855 chars)

    At the edge of this small community is a cozy white painted brick, two bedroom one bath that hugs the city limits. Remodeled just a few years ago top to bottom the 1968 home with large opening between living and kitchen could be just what a person would love to make their own. Includes a laundry room then move to the outside where several out building occupy the property. 25x 25 shop a storage building, cellar and open carport to the west with a carport to the east attached to the house. The shop to the east could hold a vehicle or as a storage area with electric for those evenings that darkness arrives so soon. The carport is accessible via sliding doors to take in relaxing shade in the evenings. Talk about close to the school and sporting events will make it easy to attend any program. Selling conventional or cash and AS IS. Call for access.

19. 2026-01-14
    price $95,000

    Show marketing remark (855 chars)

    At the edge of this small community is a cozy white painted brick, two bedroom one bath that hugs the city limits. Remodeled just a few years ago top to bottom the 1968 home with large opening between living and kitchen could be just what a person would love to make their own. Includes a laundry room then move to the outside where several out building occupy the property. 25x 25 shop a storage building, cellar and open carport to the west with a carport to the east attached to the house. The shop to the east could hold a vehicle or as a storage area with electric for those evenings that darkness arrives so soon. The carport is accessible via sliding doors to take in relaxing shade in the evenings. Talk about close to the school and sporting events will make it easy to attend any program. Selling conventional or cash and AS IS. Call for access.

20. 2026-01-14
    price $95,000 855-char remark

    Show marketing remark (855 chars)

    At the edge of this small community is a cozy white painted brick, two bedroom one bath that hugs the city limits. Remodeled just a few years ago top to bottom the 1968 home with large opening between living and kitchen could be just what a person would love to make their own. Includes a laundry room then move to the outside where several out building occupy the property. 25x 25 shop a storage building, cellar and open carport to the west with a carport to the east attached to the house. The shop to the east could hold a vehicle or as a storage area with electric for those evenings that darkness arrives so soon. The carport is accessible via sliding doors to take in relaxing shade in the evenings. Talk about close to the school and sporting events will make it easy to attend any program. Selling conventional or cash and AS IS. Call for access.

21. 2025-11-03
    listed $99,000 Active

    Show marketing remark (855 chars)

    At the edge of this small community is a cozy white painted brick, two bedroom one bath that hugs the city limits. Remodeled just a few years ago top to bottom the 1968 home with large opening between living and kitchen could be just what a person would love to make their own. Includes a laundry room then move to the outside where several out building occupy the property. 25x 25 shop a storage building, cellar and open carport to the west with a carport to the east attached to the house. The shop to the east could hold a vehicle or as a storage area with electric for those evenings that darkness arrives so soon. The carport is accessible via sliding doors to take in relaxing shade in the evenings. Talk about close to the school and sporting events will make it easy to attend any program. Selling conventional or cash and AS IS. Call for access.

22. 2025-11-03
    listed $99,000 Active 855-char remark

    Show marketing remark (855 chars)

    At the edge of this small community is a cozy white painted brick, two bedroom one bath that hugs the city limits. Remodeled just a few years ago top to bottom the 1968 home with large opening between living and kitchen could be just what a person would love to make their own. Includes a laundry room then move to the outside where several out building occupy the property. 25x 25 shop a storage building, cellar and open carport to the west with a carport to the east attached to the house. The shop to the east could hold a vehicle or as a storage area with electric for those evenings that darkness arrives so soon. The carport is accessible via sliding doors to take in relaxing shade in the evenings. Talk about close to the school and sporting events will make it easy to attend any program. Selling conventional or cash and AS IS. Call for access.

23. 2023-01-31
    soldstatus $33,000 91-char remark

    Show marketing remark (91 chars)

    Home and 4 outdoor buildings on 3 city lots. 2 Bedrooms and 1 bath home. Listed As Is Only.

24. 2022-11-16
    listed $55,000 91-char remark

    Show marketing remark (91 chars)

    Home and 4 outdoor buildings on 3 city lots. 2 Bedrooms and 1 bath home. Listed As Is Only.

25. 1998-07-13
    soldstatus $30,000

ⓘ 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: $447 · $37/mo
• Projected year-2 tax: $810 · $67/mo
• Expected delta: +$363/yr (+$30/mo · 81.2%)

ⓘ 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 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,279
• − Mortgage interest: −$5,041
• − Property taxes: −$447
• − Insurance: −$450
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$2,618
• Taxable income: $78
• Est. tax owed @ 24.0%: −$19
• After-tax cash flow: $1,541/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: Rush Springs
• NCES district ID: 4026550
• Math proficiency: 14% ▼ -16.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $37,999
• Composite: 16.31/100
• National rank: #9211
• State rank: #181 of 270 in OK

Livability — Rush Springs

• Score: 63/100
• State rank: #224
• US rank: #15766

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rush Springs, OK
• Population (ZIP): 2,836

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Native American 2% Black 1%
• Common ancestry: Lithuanian 3% Slovak 2% Scottish 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 9.59%
• Current HPI: 331.627
• 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

+200.0% since first listed

9 events — show timeline

• 2026-03-18 Price Changed $89,999 DAOR
• 2026-03-18 Price Changed $89,999 DAOR
• 2026-01-14 Price Changed $95,000 DAOR
• 2026-01-14 Price Changed $95,000 DAOR
• 2025-11-03 Listed $99,000 DAOR
• 2025-11-03 Listed $99,000 DAOR
• 2023-01-31 Sold (MLS) $33,000 LBRMLS
• 2022-11-16 Listed $55,000 LBRMLS
• 1998-07-13 Sold (Public Records) $30,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $447 · +2.8% YoY. Source: county tax records.