1510 S D. St · Blackwell, OK 74631

$89,900

2 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 75 Days on market

Built 1957 Est $96k · 6% under

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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 +27.4/30.0
• ARV discount +10.2/15.0
• DSCR +9.5/10.0
• 1% rule +6.7/10.0
• Appreciation +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

If you are looking for a home that is priced right to sell. This is it. If you are looking for a home that is move in ready again this is it. Very quiet neighborhood and close to schools. Come by and take a look.

Key facts

• Spacious yard
• Off-street parking
• Built 1957

Tags

• SPACIOUS YARD
• OFF-STREET PARKING
• LOCATION CLOSE TO SCHOOLS
• LOCATION CLOSE TO PARKS

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available and connected; Electricity connected
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Chain link fence; Composition roof

Interior

• Kitchen: Microwave; Dishwasher
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Ceiling fan cooling; Electric cooling
• Interior features: Pantry; Ceiling fans
• Laundry & utility: Washer; Dryer

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 $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#385 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Blackwell (town): math 27% / reading 23% proficiency, ranked #116 of 270 in OK (top 43%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Blackwell Ms (math 13% / reading 11%, grade F, #269 of 345 statewide, top 79%, 259 students, 0% FRL); Blackwell Hs (math 22% / reading 27%, grade F, #150 of 447 statewide, top 48%, 331 students, 0% FRL) — zoned schools average 0% FRL vs 61% district-wide (61 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 active listings in the ZIP; 11 units permitted in Kay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.8%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Kay County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $66k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.47%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $95,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 E Coolidge	0.12mi	3/1.0 (+1)	1,274 (0%)	0mo	$78,000	$61	89
1517 S E	0.05mi	3/1.0 (+1)	1,159 (-9%)	2mo	$68,000	$59	76
117 Urbana	0.26mi	3/1.0 (+1)	1,201 (-6%)	1mo	$79,000	$66	73
1405 S D St	0.08mi	3/1.0 (+1)	1,128 (-12%)	4mo	$75,000	$66	69
429 E Edwards Ave	0.07mi	3/1.0 (+1)	1,094 (-14%)	2mo	$90,000	$82	66
434 E Edwards Ave	0.03mi	3/1.0 (+1)	1,448 (+14%)	15mo	$120,000	$83	58
120 Urbana Dr	0.23mi	3/2.0 (+1)	1,423 (+12%)	4mo	$107,500	$76	57
314 Fairview Ave	0.61mi	3/1.0 (+1)	1,305 (+2%)	8mo	$105,000	$80	56
306 Fairview Ave	0.58mi	3/2.0 (+1)	1,300 (+2%)	9mo	$88,000	$68	53
307 W Coolidge Ave	0.46mi	2/1.0	1,349 (+6%)	20mo	$57,000	$42	52
119 Carson Ave	0.38mi	2/1.0	1,114 (-13%)	13mo	$120,000	$108	50
401 Fairview	0.70mi	2/1.0	1,176 (-8%)	19mo	$88,500	$75	38

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

Projected returns pro-forma

-2.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $2,889
• Equity at exit: $14,267

10-year hold

• IRR: 12.1%
• Equity multiple: 1.98×
• Total profit: $24,595
• Equity at exit: $9,263

Cash invested: $25,172 (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 74631

• Home prices YoY: -1.5%
• Active inventory: 23
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $262

Break-even live

Break-even rent $717

Max offer price $89,900

Occupancy floor 70%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-09
   days on market $89,900 Active 75 DOM
2. 2026-06-08
   days on market $89,900 Active 74 DOM
3. 2026-06-07
   days on market $89,900 Active 73 DOM
4. 2026-06-07
   days on market $89,900 Active 72 DOM
5. 2026-06-04
   days on market $89,900 Active 69 DOM
6. 2026-06-02
   days on market $89,900 Active 68 DOM
7. 2026-06-01
   days on market $89,900 Active 67 DOM
8. 2026-05-31
   days on market $89,900 Active 66 DOM
9. 2026-05-31
   days on market $89,900 Active 65 DOM
10. 2026-03-25
    listed $89,900 Active
11. 2022-03-01
    soldstatus $66,000
12. 2022-02-25
    soldstatus $66,000 214-char remark

    Show marketing remark (214 chars)

    If you are looking for a home that is priced right to sell. This is it. If you are looking for a home that is move in ready again this is it. Very quiet neighborhood and close to schools. Come by and take a look.

13. 2021-10-19
    listed $69,500 214-char remark

    Show marketing remark (214 chars)

    If you are looking for a home that is priced right to sell. This is it. If you are looking for a home that is move in ready again this is it. Very quiet neighborhood and close to schools. Come by and take a look.

14. 2000-08-28
    soldstatus $37,500

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $809 · $67/mo
• Expected delta: +$121/yr (+$10/mo · 17.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,575
• − Mortgage interest: −$5,036
• − Property taxes: −$688
• − Insurance: −$450
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$2,615
• Taxable income: $1,775
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $2,714/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: Blackwell
• NCES district ID: 4004630
• Math proficiency: 27% ▼ -12.00%
• Reading proficiency: 23% ▼ -9.00%
• Median HH income: $37,923
• Composite: 20.93/100
• National rank: #8480
• State rank: #116 of 270 in OK

Livability — Blackwell

• Score: 59/100
• State rank: #385
• US rank: #20038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blackwell, OK
• City population: 6,795
• Population (ZIP): 6,795

Population outlook (Kay County) Hauer SSP2

• Today (2025): 43,389 people
• By 2030: 42,222 · -2.7%
• By 2040: 40,108 · -7.6%
• By 2050: 38,231 · -11.9%
• By 2075: 34,119 · -21.4%
• By 2100: 28,526 · -34.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 8% Native American 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Kay

• 2024 margin: Solid R (+49.4) · D 24.4% · R 73.8% · Other 1.7%
• 2008→2024 swing: -7.8pp toward R · 2008: -41.6pp · 2024: -49.4pp
• All cycles: 2024: R+49.4 2020: R+51.0 2016: R+50.2 2012: R+42.6 2008: R+41.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.78%
• Current HPI: 183.6342
• 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

+139.7% since first listed

5 events — show timeline

• 2026-03-25 Listed $89,900 NCBOR
• 2022-03-01 Sold (Public Records) $66,000 Public Records
• 2022-02-25 Sold (MLS) $66,000 NCBOR
• 2021-10-19 Listed $69,500 NCBOR
• 2000-08-28 Sold (Public Records) $37,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $688 · -1.9% YoY. Source: county tax records.