591 E St · Blackburn, OK 74058

$48,500

3 bd · 2.0 ba · 1,776 sqft · SingleFamily public records · 40 Days on market

Built 1973 6,609 sqft lot ↓ 27% since listing

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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
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Large corner property in the rural community of Blackburn, 1/8 of a mile from the Arkansas River. 1973 residence offering approximately 1,776 sq ft (court house), 3 bedrooms, 2 baths, and a step-down den with a wood-burning fireplace. Geothermal system present. Workshop, carport with concrete drive, and chain-link fenced yard. Significant damage exists. Roof is compromised with moisture intrusion; visible mold; portions of floor covering are missing; some doors/frames are damaged; some windows are damaged, utilities are off; sections of interior wiring and plumbing appear removed. No appliances. Offered AS-IS, WHERE-IS; Seller to make no repairs or warranties. Pricing reflects current condition. Suitable for a full renovation, fixer-upper, or potential redevelopment.

Key facts

• Geothermal system
• Carport
• Full renovation

Tags

• WOOD-BURNING FIREPLACE
• GEOTHERMAL SYSTEM
• WORKSHOP
• CARPORT
• CHAIN-LINK FENCED YARD
• FULL RENOVATION

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: Storm shelter
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Built (year per public records); Masonite and wood-frame construction; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Workshop; Chain link fence; Storm shelter; Additional land available; Less than 1 mile to water; access to lake/river (Arkansas River)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Master bedroom with private bath and walk-in closet (First floor); Additional bedrooms on the first floor
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: Two full bathrooms (both on the first floor); Master bath with bathtub; Hall bath with bathtub
• Heating & cooling: Central air; Heat pump; Geothermal heating and cooling; Window air unit(s)
• Interior features: Ceiling fans; Laminate counters; Aluminum window frames
• Laundry & utility: Interior utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $47k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#556 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, crime F.
• Cleveland (town): math 21% / reading 19% proficiency, ranked #169 of 270 in OK (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 43 active listings in the ZIP; 3 units permitted in Pawnee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($335 loan paydown + $1k appreciation (3.0% local appreciation)).
• Pawnee County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $47,045 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.48% ✓
• Cap rate: 20.97%
• Cash-on-cash: 52.42%
• DSCR: 3.33
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $191,808
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
390 N D St	0.16mi	3/2.0	1,792 (+1%)	10mo	$194,000	$108	83

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

Projected returns pro-forma

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

5-year hold

• IRR: 57.5%
• Equity multiple: 4.21×
• Total profit: $43,654
• Equity at exit: $21,808

10-year hold

• IRR: 57.1%
• Equity multiple: 8.55×
• Total profit: $102,508
• Equity at exit: $33,608

Cash invested: $13,580 (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 74058

• Active inventory: 43
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$254
• Tax from tax record: −$82 /mo · $987/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $593

Break-even live

Break-even rent $452

Max offer price $48,500

Occupancy floor 46%

Sensitivity live

Price	-10% $621	-5% $607	+0% $593	+5% $579	+10% $566
Rent	-10% $498	-5% $546	+0% $593	+5% $641	+10% $688
Rate	-1.0pp $618	-0.5pp $606	base $593	+0.5pp $581	+1.0pp $568

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: $12,125
• Closing costs: $1,455
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $48,500 Active 40 DOM
2. 2026-06-18
   days on market $48,500 Active 37 DOM
3. 2026-06-17
   days on market $48,500 Active 36 DOM
4. 2026-06-16
   days on market $48,500 Active 35 DOM
5. 2026-06-15
   days on market $48,500 Active 34 DOM
6. 2026-06-13
   days on market $48,500 Active 32 DOM
7. 2026-06-10
   days on market $48,500 Active 29 DOM
8. 2026-06-09
   days on market $48,500 Active 28 DOM
9. 2026-06-08
   days on market $48,500 Active 27 DOM
10. 2026-06-07
    days on market $48,500 Active 26 DOM
11. 2026-06-03
    days on market $48,500 Active 22 DOM
12. 2026-06-02
    days on market $48,500 Active 21 DOM
13. 2026-06-01
    days on market $48,500 Active 20 DOM
14. 2026-05-31
    days on market $48,500 Active 19 DOM
15. 2026-05-11
    listed $48,500 Active
16. 2026-05-06
    listed $48,500 Active 777-char remark

    Show marketing remark (777 chars)

    Large corner property in the rural community of Blackburn, 1/8 of a mile from the Arkansas River. 1973 residence offering approximately 1,776 sq ft (court house), 3 bedrooms, 2 baths, and a step-down den with a wood-burning fireplace. Geothermal system present. Workshop, carport with concrete drive, and chain-link fenced yard. Significant damage exists. Roof is compromised with moisture intrusion; visible mold; portions of floor covering are missing; some doors/frames are damaged; some windows are damaged, utilities are off; sections of interior wiring and plumbing appear removed. No appliances. Offered AS-IS, WHERE-IS; Seller to make no repairs or warranties. Pricing reflects current condition. Suitable for a full renovation, fixer-upper, or potential redevelopment.

17. 2012-06-16
    historical
18. 2012-03-19
    listed $75,000
19. 2012-03-15
    historical
20. 2011-09-19
    listed $75,000
21. 2008-05-15
    soldstatus $66,000

ⓘ 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: $987 · $82/mo
• Projected year-2 tax: $987 · $82/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,430
• − Mortgage interest: −$2,717
• − Property taxes: −$987
• − Insurance: −$242
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$1,411
• Taxable income: $6,764
• Est. tax owed @ 24.0%: −$1,623
• After-tax cash flow: $5,495/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: Cleveland
• NCES district ID: 4008040
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 19% ▼ -11.00%
• Median HH income: $45,642
• Composite: 17.52/100
• National rank: #9049
• State rank: #169 of 270 in OK

Livability — Blackburn

• Score: 55/100
• State rank: #556
• US rank: #23470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blackburn, OK
• Population (ZIP): 3,558

Population outlook (Pawnee County) Hauer SSP2

• Today (2025): 16,219 people
• By 2030: 16,028 · -1.2%
• By 2040: 15,724 · -3.1%
• By 2050: 15,563 · -4.0%
• By 2075: 15,905 · -1.9%
• By 2100: 16,058 · -1.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Native American 16% Two or more races 11% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Serbian 3% Slovak 3%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Pawnee

• 2024 margin: Solid R (+58.9) · D 19.7% · R 78.6% · Other 1.7%
• 2008→2024 swing: -21.4pp toward R · 2008: -37.4pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+57.5 2016: R+53.2 2012: R+40.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-26.5% since first listed

7 events — show timeline

• 2026-05-11 Listed $48,500 MLS Technology, Inc.
• 2026-05-06 Listed $48,500 NWOAR
• 2012-06-16 Listing Removed — MLS Technology, Inc.
• 2012-03-19 Listed $75,000 MLS Technology, Inc.
• 2012-03-15 Listing Removed — MLS Technology, Inc.
• 2011-09-19 Listed $75,000 MLS Technology, Inc.
• 2008-05-15 Sold (Public Records) $66,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $987 · +1.9% YoY. Source: county tax records.