2484 County Road 1328 · Blanchard, OK 73010

$230,000

3 bd · 2.0 ba · 1,448 sqft · SingleFamily public records · 35 Days on market

Built 2021 1.00 ac lot Est $249k · 8% under

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Why this score? — see what drove the D 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).

• ARV discount +10.9/15.0
• Cash flow +8.7/30.0
• Appreciation +5.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.2/10.0

Listing remarks MLS

Beautiful New Construction Home on 3/4 Acre in New Development SW Blanchard. Priced to Sell Now! Spacious Living Area w/ Fireplace, Mantel, High Ceilings, Beautiful Lighting, Large Windows allows tons of Natural Light in. You will Love the Shaker Cabinets, Lots of Storage, & Tons of Counter Space. Gorgeous 3cm Granite, Pantry, and an eating area. 3 Bedrooms, 2 Bathrooms, Owner's Suite has Double vanities, Walk-in Closet, Shower / Tub. Ceiling Fans throughout. This home features Vinyl Wood-Look Flooring with Carpet in the Living room and Bedrooms, Covered Patio will be great for Entertaining or Grilling! Designer Colors, Rustic Shutters on Exterior, Garage Door Openers and Low-E Tilt Windows ~ lets lot of Natural Light in while helping you save money. Estimated Completion is First Week of August. Seller will pay $2,500 towards Buyers Closing Costs, with an Acceptable Offer. Don't Miss this One, Call for Your Personal Tour Today!

Key facts

• Brick exterior
• Dedicated pantry
• Cozy fireplace

Tags

• BRICK EXTERIOR
• OPEN-CONCEPT LIVING AREA
• COZY FIREPLACE
• 3CM GRANITE COUNTERTOPS
• ELEGANT SHAKER CABINETS
• DEDICATED PANTRY

Property features AI

Finance

• Other: Approx. 1 acre lot; Living area reported as 1,380 (assessor); Occupied; Conditions affecting sale: None
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No flood insurance required (per listing)
• Home design: Single-family residence; One level; Residential property; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built status: existing
• Exterior features: Covered porch; Located on a cul-de-sac

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Gas log fireplace; No in-law plan indicated

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (28.5% below list).
• Recommended offer: $164k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Blanchard (rural): math 39% / reading 41% proficiency, ranked #13 of 270 in OK (top 5%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blanchard Es (558 students, 0% FRL); Blanchard Hs (math 27% / reading 42%, grade F, #48 of 447 statewide, top 14%, 724 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 $5k of equity ($2k loan paydown + $3k appreciation (1.4% local appreciation)).
• Grady County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 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 $185k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $164,477 (28.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.72% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $249,056
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2479 County Road 1328	0.05mi	3/2.0	1,320 (-9%)	1mo	$240,000	$182	82
2499 County Road 1328	0.18mi	3/2.0	1,529 (+6%)	3mo	$263,000	$172	80
2486 County Rd #1328	0.02mi	3/2.0	1,512 (+4%)	14mo	$184,000	$122	80
2491 County Road 1328	0.09mi	3/2.0	1,327 (-8%)	9mo	$222,000	$167	74
2325 County Road 1326	0.52mi	3/2.0	1,488 (+3%)	0mo	$257,000	$173	71
2482 County Road 1328	0.02mi	4/2.0 (+1)	1,614 (+12%)	21mo	$284,000	$176	57
2487 County Road 1328	0.52mi	3/2.0	1,312 (-9%)	20mo	$225,000	$171	44

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

Projected returns pro-forma

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

5-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-3,056
• Equity at exit: $83,897

10-year hold

• IRR: 3.7%
• Equity multiple: 1.48×
• Total profit: $30,795
• Equity at exit: $115,776

Cash invested: $64,400 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$192 /mo · $2,301/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-194

Break-even live

Break-even rent $1,891

Max offer price $195,665

Occupancy floor —

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-15
   status $230,000 Pending 35 DOM
2. 2026-06-13
   days on market $230,000 Active 35 DOM
3. 2026-06-09
   days on market $230,000 Active 31 DOM
4. 2026-06-08
   days on market $230,000 Active 30 DOM
5. 2026-06-07
   days on market $230,000 Active 29 DOM
6. 2026-06-03
   days on market $230,000 Active 25 DOM
7. 2026-06-02
   days on market $230,000 Active 24 DOM
8. 2026-06-01
   days on market $230,000 Active 23 DOM
9. 2026-05-31
   days on market $230,000 Active 22 DOM
10. 2026-05-11
    status Active
11. 2026-05-03
    status Pending
12. 2026-05-01
    price $230,000
13. 2026-05-01
    price $239,000
14. 2026-05-01
    listed $230,000 Active
15. 2021-08-27
    soldstatus $185,000
16. 2021-08-25
    soldstatus $184,900 Sold 945-char remark

    Show marketing remark (945 chars)

    Beautiful New Construction Home on 3/4 Acre in New Development SW Blanchard. Priced to Sell Now! Spacious Living Area w/ Fireplace, Mantel, High Ceilings, Beautiful Lighting, Large Windows allows tons of Natural Light in. You will Love the Shaker Cabinets, Lots of Storage, & Tons of Counter Space. Gorgeous 3cm Granite, Pantry, and an eating area. 3 Bedrooms, 2 Bathrooms, Owner's Suite has Double vanities, Walk-in Closet, Shower / Tub. Ceiling Fans throughout. This home features Vinyl Wood-Look Flooring with Carpet in the Living room and Bedrooms, Covered Patio will be great for Entertaining or Grilling! Designer Colors, Rustic Shutters on Exterior, Garage Door Openers and Low-E Tilt Windows ~ lets lot of Natural Light in while helping you save money. Estimated Completion is First Week of August. Seller will pay $2,500 towards Buyers Closing Costs, with an Acceptable Offer. Don't Miss this One, Call for Your Personal Tour Today!

17. 2021-06-17
    status Pending 945-char remark

    Show marketing remark (945 chars)

    Beautiful New Construction Home on 3/4 Acre in New Development SW Blanchard. Priced to Sell Now! Spacious Living Area w/ Fireplace, Mantel, High Ceilings, Beautiful Lighting, Large Windows allows tons of Natural Light in. You will Love the Shaker Cabinets, Lots of Storage, & Tons of Counter Space. Gorgeous 3cm Granite, Pantry, and an eating area. 3 Bedrooms, 2 Bathrooms, Owner's Suite has Double vanities, Walk-in Closet, Shower / Tub. Ceiling Fans throughout. This home features Vinyl Wood-Look Flooring with Carpet in the Living room and Bedrooms, Covered Patio will be great for Entertaining or Grilling! Designer Colors, Rustic Shutters on Exterior, Garage Door Openers and Low-E Tilt Windows ~ lets lot of Natural Light in while helping you save money. Estimated Completion is First Week of August. Seller will pay $2,500 towards Buyers Closing Costs, with an Acceptable Offer. Don't Miss this One, Call for Your Personal Tour Today!

18. 2021-06-15
    listed $184,900 Active 945-char remark

    Show marketing remark (945 chars)

    Beautiful New Construction Home on 3/4 Acre in New Development SW Blanchard. Priced to Sell Now! Spacious Living Area w/ Fireplace, Mantel, High Ceilings, Beautiful Lighting, Large Windows allows tons of Natural Light in. You will Love the Shaker Cabinets, Lots of Storage, & Tons of Counter Space. Gorgeous 3cm Granite, Pantry, and an eating area. 3 Bedrooms, 2 Bathrooms, Owner's Suite has Double vanities, Walk-in Closet, Shower / Tub. Ceiling Fans throughout. This home features Vinyl Wood-Look Flooring with Carpet in the Living room and Bedrooms, Covered Patio will be great for Entertaining or Grilling! Designer Colors, Rustic Shutters on Exterior, Garage Door Openers and Low-E Tilt Windows ~ lets lot of Natural Light in while helping you save money. Estimated Completion is First Week of August. Seller will pay $2,500 towards Buyers Closing Costs, with an Acceptable Offer. Don't Miss this One, Call for Your Personal Tour Today!

ⓘ 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: $2,301 · $192/mo
• Projected year-2 tax: $2,301 · $192/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 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: $19,737
• − Mortgage interest: −$12,884
• − Property taxes: −$2,301
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$6,691
• Taxable loss: −$6,446
• Est. tax savings @ 24.0%: +$1,547
• After-tax cash flow: $-785/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: Blanchard
• NCES district ID: 4004680
• Math proficiency: 39% ▼ -2.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $61,936
• Composite: 35.63/100
• National rank: #4887
• State rank: #13 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

+24.4% since first listed

9 events — show timeline

• 2026-05-11 Relisted — MLSOK
• 2026-05-03 Pending — MLSOK
• 2026-05-01 Price Changed $230,000 MLSOK
• 2026-05-01 Price Changed $239,000 MLSOK
• 2026-05-01 Listed $230,000 MLSOK
• 2021-08-27 Sold (Public Records) $185,000 Public Records
• 2021-08-25 Sold (MLS) $184,900 MLSOK
• 2021-06-17 Pending — MLSOK
• 2021-06-15 Listed $184,900 MLSOK

Property tax history

+3.1%/yr

Latest (2025): $2,301 · +3.1% YoY. Source: county tax records.