8200 Eden Way · Blanchard, OK 73010

$145,500

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 13 Days on market

Built 2002 1.03 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 +27.5/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.7/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy the peace and privacy of country living while still being within easy reach of town. Situated on 1.03 acres, this spacious home offers plenty of room to spread out both inside and out. Step into the oversized living room featuring beautiful wood-look flooring, a cozy fireplace, and abundant natural light. The open-concept kitchen and dining area provide ample cabinet space, an island for additional prep space, and plenty of room for gathering with family and friends. The split floor plan offers comfortable living with generously sized bedrooms and a functional layout. Outside, you'll love the open acreage with endless possibilities for gardening, outdoor entertaining, animals, or simp

Key facts

• Covered front porch
• 1.03 acre lot
• Large island

Tags

• 1.03 ACRE LOT
• OVERSIZED LIVING ROOM
• OPEN KITCHEN AND DINING AREA
• LARGE ISLAND
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Approximately 1.03-acre lot
• Financial info: Loan-qualifying: yes; Assumable: no; Current listing price available
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; One level; Residential property; Existing property
• Construction: Manufactured construction; Composition roof; Combination foundation; Built as existing (model home: no)
• Exterior features: Covered porch; Corner lot; Below-ground and outdoor storm shelter

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; One dining area; Electric fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $146k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Cap rate 9.9% 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: amenities F, commute F, health & safety F.
• Bridge Creek (rural): math 30% / reading 29% proficiency, ranked #53 of 270 in OK (top 20%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bridge Creek Early Childhood (494 students, 0% FRL); Bridge Creek Hs (math 27% / reading 32%, grade F, #96 of 447 statewide, top 26%, 508 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: 507 active listings in the ZIP; solid renter incomes; 224 units permitted in Grady 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)).
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $146k implies a 870% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.71%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.82×
• Total profit: $33,361
• Equity at exit: $53,074

10-year hold

• IRR: 18.6%
• Equity multiple: 3.35×
• Total profit: $95,595
• Equity at exit: $73,241

Cash invested: $40,740 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$763
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $432

Break-even live

Break-even rent $1,127

Max offer price $145,500

Occupancy floor 69%

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: $36,375
• Closing costs: $4,365
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-13
   statusdays on market $145,500 Pending 13 DOM
2. 2026-06-09
   days on market $145,500 Active 11 DOM
3. 2026-06-08
   days on market $145,500 Active 10 DOM
4. 2026-06-07
   days on market $145,500 Active 9 DOM
5. 2026-06-05
   days on market $145,500 Active 6 DOM
6. 2026-06-03
   days on market $145,500 Active 5 DOM
7. 2026-06-02
   days on market $145,500 Active 4 DOM
8. 2026-06-01
   days on market $145,500 Active 3 DOM
9. 2026-05-31
   days on market $145,500 Active 2 DOM

ⓘ 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: $796 · $66/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$514/yr (+$43/mo · 64.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 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: $20,074
• − Mortgage interest: −$8,150
• − Property taxes: −$796
• − Insurance: −$728
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$4,233
• Taxable income: $2,956
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $4,470/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: Bridge Creek
• NCES district ID: 4005400
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 29% ▼ -6.00%
• Median HH income: $61,994
• Composite: 26.95/100
• National rank: #7078
• State rank: #53 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

• 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 (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 (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 · 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: ▲ 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

+870.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $145,500 MLSOK
• 2002-05-09 Sold (Public Records) $15,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $796 · +3.5% YoY. Source: county tax records.