1409 Jacy Ln · Blanchard, OK 73010

$191,000

3 bd · 2.0 ba · 1,920 sqft · Manufactured public records · 50 Days on market

Built 2001 0.99 ac lot

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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 +17.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• DSCR +5.4/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you’ve been searching for a property with space to spread out and make your own, this is it! This mobile home sits on a full acre in Blanchard with no HOA restrictions, giving you freedom and flexibility to use the land how you want. Whether you’ve been dreaming of starting a garden, adding a shop, or just having room for your pets to run, this property offers plenty of possibilities. The home itself needs some love and updates, but that means you can put your own stamp on it and create something that works perfectly for your needs. With a little vision and elbow grease, this could be a great starter home, rental, or investment property. Blanchard offers that small-town feel with the convenience of being close to shopping, dining, and easy access to the metro. If you’re looking for a project with great potential at an affordable price point — and you’re ready to make it your own — this property is worth a look.

Key facts

• Fully renovated
• New flooring
• New gutters

Tags

• FULLY RENOVATED
• NEW HVAC SYSTEM
• NEW ELECTRICAL PANEL
• NEW GUTTERS
• FRESH EXTERIOR SIDING
• NEW FLOORING

Property features AI

Finance

• Other: Property in Meadow View Estate; Directions available from Hwy 76 to Jacy Lane
• Financial info: Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: No flood insurance required (per listing)
• Home design: Single-family residence; One-story; Existing property
• Construction: Mobile construction; Metal roof; Slab foundation; Built on approximately 0.995-acre lot
• Exterior features: Open deck; Open patio; Rain gutters; Rural lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full baths
• Heating & cooling: Electric heating
• Interior features: Two living areas; One wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $191k.

Deal economics

• At list price, monthly cash flow is $142 ($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 $167k (12.5% below list).
• Recommended offer: $167k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 Ies (math 29% / reading 32%, grade F, #247 of 845 statewide, top 30%, 409 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: 516 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 $4k of equity ($1k 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.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $19k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; list at $191k implies a 130% 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 $167,137 (12.5% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 9.5

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: 6.0%
• Equity multiple: 1.31×
• Total profit: $16,780
• Equity at exit: $69,671

10-year hold

• IRR: 9.9%
• Equity multiple: 2.26×
• Total profit: $67,175
• Equity at exit: $96,144

Cash invested: $53,480 (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: 516
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$1,002
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $142

Break-even live

Break-even rent $1,491

Max offer price $191,000

Occupancy floor 86%

Sensitivity live

Price	-10% $251	-5% $196	+0% $142	+5% $88	+10% $34
Rent	-10% $10	-5% $76	+0% $142	+5% $208	+10% $274
Rate	-1.0pp $239	-0.5pp $191	base $142	+0.5pp $93	+1.0pp $43

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: $47,750
• Closing costs: $5,730
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $191,000 Active 50 DOM
2. 2026-06-18
   days on market $191,000 Active 47 DOM
3. 2026-06-17
   days on market $191,000 Active 46 DOM
4. 2026-06-16
   days on market $191,000 Active 45 DOM
5. 2026-06-15
   days on market $191,000 Active 44 DOM
6. 2026-06-13
   days on market $191,000 Active 42 DOM
7. 2026-06-09
   pricedays on market $191,000 Active 38 DOM
8. 2026-06-08
   days on market $193,900 Active 37 DOM
9. 2026-06-07
   days on market $193,900 Active 36 DOM
10. 2026-06-05
    days on market $193,900 Active 33 DOM
11. 2026-06-03
    days on market $193,900 Active 32 DOM
12. 2026-06-02
    days on market $193,900 Active 31 DOM
13. 2026-06-02
    price $193,900 Active 30 DOM
14. 2026-06-01
    days on market $195,300 Active 30 DOM
15. 2026-05-31
    days on market $195,300 Active 29 DOM
16. 2026-05-18
    price $198,300
17. 2026-05-08
    price $199,900
18. 2026-05-04
    price $206,900
19. 2026-05-01
    listed $209,900 Active
20. 2026-03-04
    soldstatus $83,000
21. 2026-02-25
    soldstatus $83,000 Closed 963-char remark

    Show marketing remark (963 chars)

    If you’ve been searching for a property with space to spread out and make your own, this is it! This mobile home sits on a full acre in Blanchard with no HOA restrictions, giving you freedom and flexibility to use the land how you want. Whether you’ve been dreaming of starting a garden, adding a shop, or just having room for your pets to run, this property offers plenty of possibilities. The home itself needs some love and updates, but that means you can put your own stamp on it and create something that works perfectly for your needs. With a little vision and elbow grease, this could be a great starter home, rental, or investment property. Blanchard offers that small-town feel with the convenience of being close to shopping, dining, and easy access to the metro. If you’re looking for a project with great potential at an affordable price point — and you’re ready to make it your own — this property is worth a look.

22. 2025-10-27
    status Pending 963-char remark

    Show marketing remark (963 chars)

    If you’ve been searching for a property with space to spread out and make your own, this is it! This mobile home sits on a full acre in Blanchard with no HOA restrictions, giving you freedom and flexibility to use the land how you want. Whether you’ve been dreaming of starting a garden, adding a shop, or just having room for your pets to run, this property offers plenty of possibilities. The home itself needs some love and updates, but that means you can put your own stamp on it and create something that works perfectly for your needs. With a little vision and elbow grease, this could be a great starter home, rental, or investment property. Blanchard offers that small-town feel with the convenience of being close to shopping, dining, and easy access to the metro. If you’re looking for a project with great potential at an affordable price point — and you’re ready to make it your own — this property is worth a look.

23. 2025-09-15
    listed $99,900 Active 963-char remark

    Show marketing remark (963 chars)

    If you’ve been searching for a property with space to spread out and make your own, this is it! This mobile home sits on a full acre in Blanchard with no HOA restrictions, giving you freedom and flexibility to use the land how you want. Whether you’ve been dreaming of starting a garden, adding a shop, or just having room for your pets to run, this property offers plenty of possibilities. The home itself needs some love and updates, but that means you can put your own stamp on it and create something that works perfectly for your needs. With a little vision and elbow grease, this could be a great starter home, rental, or investment property. Blanchard offers that small-town feel with the convenience of being close to shopping, dining, and easy access to the metro. If you’re looking for a project with great potential at an affordable price point — and you’re ready to make it your own — this property is worth a look.

24. 2023-06-01
    historical
25. 2023-05-02
    listed $129,000 Active
26. 2023-05-01
    historical
27. 2023-04-15
    listed $129,000 Active
28. 2023-03-01
    historical
29. 2022-11-28
    price $159,900
30. 2022-09-03
    listed $165,000 Active
31. 2007-11-01
    soldstatus $91,000
32. 2007-09-27
    historical
33. 2007-05-14
    listed $84,995
34. 2006-11-20
    soldstatus $35,000
35. 2006-06-20
    listed $47,990
36. 2000-09-27
    soldstatus $89,000
37. 2000-09-06
    soldstatus $76,000

ⓘ 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: $1,161 · $97/mo
• Projected year-2 tax: $1,719 · $143/mo
• Expected delta: +$558/yr (+$47/mo · 48.1%)

ⓘ 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 7% 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: $20,056
• − Mortgage interest: −$10,699
• − Property taxes: −$1,161
• − Insurance: −$955
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$5,556
• Taxable loss: −$1,524
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $2,075/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

+160.9% since first listed

22 events — show timeline

• 2026-05-18 Price Changed $198,300 MLSOK
• 2026-05-08 Price Changed $199,900 MLSOK
• 2026-05-04 Price Changed $206,900 MLSOK
• 2026-05-01 Listed $209,900 MLSOK
• 2026-03-04 Sold (Public Records) $83,000 Public Records
• 2026-02-25 Sold (MLS) $83,000 MLSOK
• 2025-10-27 Pending — MLSOK
• 2025-09-15 Listed $99,900 MLSOK
• 2023-06-01 Listing Removed — MLSOK
• 2023-05-02 Listed $129,000 MLSOK
• 2023-05-01 Listing Removed — MLSOK
• 2023-04-15 Listed $129,000 MLSOK
• 2023-03-01 Listing Removed — MLSOK
• 2022-11-28 Price Changed $159,900 MLSOK
• 2022-09-03 Listed $165,000 MLSOK
• 2007-11-01 Sold (Public Records) $91,000 Public Records
• 2007-09-27 Listing Removed — MLSOK
• 2007-05-14 Listed $84,995 MLSOK
• 2006-11-20 Sold (MLS) $35,000 MLSOK
• 2006-06-20 Listed $47,990 MLSOK
• 2000-09-27 Sold (Public Records) $89,000 Public Records
• 2000-09-06 Sold (Public Records) $76,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,161 · +5.0% YoY. Source: county tax records.