1021 S 2nd St · Blackwell, OK 74631

$105,000

2 bd · 1.0 ba · 1,119 sqft · SingleFamily public records · 44 Days on market

Built 1930 0.32 ac lot Est $74k · 42% over

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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).

• Cash flow +18.2/30.0
• DSCR +5.7/10.0
• 1% rule +4.3/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Need a shop and large lot?? Then look no further!! This 3 bedroom, 1 bath home sits on a large lot with a fenced in yard and a double garage with a full bathroom off the alley. The covered front porch welcomes guest and is great for morning coffee. The large eat-in kitchen has a bar for breakfast/lunch and all appliances remain with the property. Off the double patio doors you will find the covered back porch and large yard for cookouts and entertaining. Call today for your private tour.

Key facts

• Ceiling fans
• Eat-in kitchen
• Hardwood floors

Tags

• HARDWOOD FLOORS
• CEILING FANS
• BREAKFAST BAR
• EAT-IN KITCHEN

Property features AI

Exterior

• Parking: Converted detached garage with 3 parking spaces (3-car garage)
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available and connected; Electricity connected
• Home design: Single family residence; One story; Frame construction
• Construction: Composition roof
• Exterior features: Covered porch/patio; Storm doors; Chain link fencing; Fenced yard; Shed

Interior

• Kitchen: Dishwasher
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Ceiling fan cooling; Electric cooling
• Interior features: Pantry; Ceiling fans; Window coverings; Storm windows
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $98k (6.9% below list).
• Recommended offer: $98k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 11.5% in Blackwell — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 Es (math 45% / reading 35%, grade F, #102 of 845 statewide, top 12%, 531 students, 0% FRL); 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: 25 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 $726 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.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $85k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $97,707 (6.9% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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?
5. 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?
6. 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?
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: 0.93% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $73,854
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 S 3rd	0.16mi	3/1.0 (+1)	1,104 (-1%)	5mo	$105,000	$95	82
118 Hill Ave	0.21mi	2/1.0	1,048 (-6%)	2mo	$65,000	$62	78
1014 S Main	0.17mi	2/1.0	1,008 (-10%)	11mo	$35,000	$35	66
436 E College Ave	0.66mi	2/1.0	1,134 (+1%)	3mo	$42,000	$37	64
1405 S D St	0.55mi	3/1.0 (+1)	1,128 (+1%)	4mo	$75,000	$66	64
1303 S Main	0.25mi	3/1.5 (+1)	1,056 (-6%)	12mo	$89,900	$85	62
1025 S 8th	0.48mi	3/1.0 (+1)	1,161 (+4%)	7mo	$95,000	$82	60
429 E Edwards Ave	0.66mi	3/1.0 (+1)	1,094 (-2%)	2mo	$90,000	$82	59
1517 S E	0.67mi	3/1.0 (+1)	1,159 (+4%)	2mo	$68,000	$59	56
117 Urbana	0.58mi	3/1.0 (+1)	1,201 (+7%)	1mo	$79,000	$66	55
424 S 4th	0.45mi	2/1.0	1,018 (-9%)	11mo	$55,000	$54	55
520 E Coolidge	0.58mi	3/1.0 (+1)	1,274 (+14%)	0mo	$78,000	$61	44

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-10,042
• Equity at exit: $16,664

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-217
• Equity at exit: $10,819

Cash invested: $29,400 (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 74631

• Home prices YoY: -1.5%
• Active inventory: 25
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $977 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $95

Break-even live

Break-even rent $857

Max offer price $105,000

Occupancy floor 85%

Sensitivity live

Price	-10% $154	-5% $125	+0% $95	+5% $65	+10% $35
Rent	-10% $18	-5% $56	+0% $95	+5% $133	+10% $172
Rate	-1.0pp $148	-0.5pp $122	base $95	+0.5pp $68	+1.0pp $40

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $105,000 Active 44 DOM
2. 2026-06-19
   days on market $105,000 Active 42 DOM
3. 2026-06-18
   days on market $105,000 Active 41 DOM
4. 2026-06-17
   days on market $105,000 Active 40 DOM
5. 2026-06-16
   days on market $105,000 Active 39 DOM
6. 2026-06-15
   days on market $105,000 Active 38 DOM
7. 2026-06-14
   days on market $105,000 Active 36 DOM
8. 2026-06-12
   days on market $105,000 Active 35 DOM
9. 2026-06-09
   days on market $105,000 Active 32 DOM
10. 2026-06-08
    days on market $105,000 Active 31 DOM
11. 2026-06-07
    days on market $105,000 Active 30 DOM
12. 2026-06-07
    days on market $105,000 Active 29 DOM
13. 2026-06-04
    days on market $105,000 Active 26 DOM
14. 2026-06-02
    days on market $105,000 Active 25 DOM
15. 2026-06-01
    days on market $105,000 Active 24 DOM
16. 2026-05-31
    days on market $105,000 Active 23 DOM
17. 2026-05-31
    days on market $105,000 Active 22 DOM
18. 2026-05-08
    listed $105,000 Active
19. 2025-11-14
    price $112,000
20. 2025-10-18
    listed $115,000 Active
21. 2024-08-05
    soldstatus $84,900
22. 2024-08-02
    soldstatus $84,900 Closed 494-char remark

    Show marketing remark (494 chars)

    Need a shop and large lot?? Then look no further!! This 3 bedroom, 1 bath home sits on a large lot with a fenced in yard and a double garage with a full bathroom off the alley. The covered front porch welcomes guest and is great for morning coffee. The large eat-in kitchen has a bar for breakfast/lunch and all appliances remain with the property. Off the double patio doors you will find the covered back porch and large yard for cookouts and entertaining. Call today for your private tour.

23. 2024-06-04
    historical Active Under Contract 494-char remark

    Show marketing remark (494 chars)

    Need a shop and large lot?? Then look no further!! This 3 bedroom, 1 bath home sits on a large lot with a fenced in yard and a double garage with a full bathroom off the alley. The covered front porch welcomes guest and is great for morning coffee. The large eat-in kitchen has a bar for breakfast/lunch and all appliances remain with the property. Off the double patio doors you will find the covered back porch and large yard for cookouts and entertaining. Call today for your private tour.

24. 2024-04-25
    listed $84,900 Active 494-char remark

    Show marketing remark (494 chars)

    Need a shop and large lot?? Then look no further!! This 3 bedroom, 1 bath home sits on a large lot with a fenced in yard and a double garage with a full bathroom off the alley. The covered front porch welcomes guest and is great for morning coffee. The large eat-in kitchen has a bar for breakfast/lunch and all appliances remain with the property. Off the double patio doors you will find the covered back porch and large yard for cookouts and entertaining. Call today for your private tour.

25. 2002-06-03
    soldstatus $29,500

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $992 · $83/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 1/10 Low
• 🌡 Heat 6/10 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: $11,725
• − Mortgage interest: −$5,882
• − Property taxes: −$992
• − Insurance: −$525
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$3,055
• Taxable loss: −$604
• Est. tax savings @ 24.0%: +$145
• After-tax cash flow: $1,283/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

+255.9% since first listed

8 events — show timeline

• 2026-05-08 Listed $105,000 NCBOR
• 2025-11-14 Price Changed $112,000 NCBOR
• 2025-10-18 Listed $115,000 NCBOR
• 2024-08-05 Sold (Public Records) $84,900 Public Records
• 2024-08-02 Sold (MLS) $84,900 NCBOR
• 2024-06-04 Contingent — NCBOR
• 2024-04-25 Listed $84,900 NCBOR
• 2002-06-03 Sold (Public Records) $29,500 Public Records

Property tax history

+14.0%/yr

Latest (2025): $992 · +111.5% YoY. Source: county tax records.