802 Bennett Blvd · Chandler, OK 74834

$109,000

3 bd · 1.0 ba · 1,374 sqft · SingleFamily public records · 283 Days on market

Built 1926 7,000 sqft lot Est $176k · 38% 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 +25.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable 3-bedroom home with character, space, and potential on a shaded corner lot. Situated on a large lot with mature trees, established landscaping, and a fenced backyard, this property offers a great opportunity for investors, first-time buyers, or anyone looking to build equity through improvements. Inside, you'll find original hardwood floors, a spacious living area, and a functional floor plan with all three bedrooms conveniently located along the south side of the home. The east-facing sunroom provides a bright and relaxing space overlooking the backyard and could serve as a second living area, hobby room, or home office. Outside, the detached garage/workshop offers additional st

Key facts

• East-facing sunroom
• Original wood floors
• Fenced backyard

Tags

• CORNER LOT
• ORIGINAL WOOD FLOORS
• EAST-FACING SUNROOM
• FENCED BACKYARD
• DETACHED GARAGE

Property features AI

Finance

• Other: Listing days on market: 217; Property listed by Premier Realty LLC
• Financial info: Sold as‑is; financing options include Cash and Conventional; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1‑car garage
• Utilities: Homestead exempt (homestead status applied)
• Home design: Single family residence; One level; Residential property
• Construction: Brick and frame construction; Composition roof (replaced 2016); Conventional foundation
• Exterior features: Covered deck; Covered patio; Workshop; Chain link fencing; Corner lot

Interior

• Kitchen: Free‑standing electric range and oven
• Bedrooms: 3 bedrooms
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom
• Interior features: Combo flooring; Mock fireplace; Florida room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

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 $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.8% in Chandler — 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 64/100 on livability (#171 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, employment D, amenities F.
• Chandler (town): math 35% / reading 35% proficiency, ranked #36 of 270 in OK (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Park Road Es (math 38% / reading 36%, grade F, #132 of 845 statewide, top 19%, 313 students, 0% FRL); Chandler Hs (math 47% / reading 52%, grade D, #9 of 447 statewide, top 2%, 335 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 121 active listings in the ZIP; 19 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($754 loan paydown + $11k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $33k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $109k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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: 1.06% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.29%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $175,872
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Bennett Blvd	0.41mi	3/1.0	1,425 (+4%)	2mo	$157,900	$111	73
223 E 9th St	0.33mi	3/2.0	1,260 (-8%)	2mo	$159,000	$126	65
702 E 6th St	0.17mi	3/2.0	1,550 (+13%)	5mo	$235,000	$152	63
211 N Dewey Ave	0.63mi	3/2.0	1,315 (-4%)	7mo	$150,000	$114	54
417 S Cleveland Ave	0.40mi	3/2.0	1,260 (-8%)	20mo	$168,000	$133	47
1117 E 17th St	0.70mi	3/1.5	1,218 (-11%)	1mo	$180,000	$148	45
323 W 9th St	0.66mi	3/1.5	1,240 (-10%)	10mo	$180,000	$145	43
414 S Price Ave	0.71mi	2/2.0 (-1)	1,278 (-7%)	5mo	$164,000	$128	42
407 Manvel Ave	0.54mi	2/1.0 (-1)	1,167 (-15%)	4mo	$35,000	$30	41
520 Steele Ave	0.54mi	2/1.5 (-1)	1,169 (-15%)	10mo	$95,000	$81	34

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 3.49×
• Total profit: $75,994
• Equity at exit: $98,196

10-year hold

• IRR: 27.5%
• Equity multiple: 7.90×
• Total profit: $210,587
• Equity at exit: $211,763

Cash invested: $30,520 (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 74834

• Home prices YoY: 19.9%
• Active inventory: 121
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $262

Break-even live

Break-even rent $825

Max offer price $109,000

Occupancy floor 72%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   price $109,000 Active 283 DOM
3. 2026-06-18
   days on market $110,000 Active 283 DOM
4. 2026-06-17
   days on market $110,000 Active 282 DOM
5. 2026-06-16
   days on market $110,000 Active 281 DOM
6. 2026-06-15
   days on market $110,000 Active 280 DOM
7. 2026-06-13
   days on market $110,000 Active 278 DOM
8. 2026-06-12
   days on market $110,000 Active 277 DOM
9. 2026-06-09
   days on market $110,000 Active 274 DOM
10. 2026-06-08
    days on market $110,000 Active 273 DOM
11. 2026-06-08
    days on market $110,000 Active 272 DOM
12. 2026-06-05
    days on market $110,000 Active 270 DOM
13. 2026-06-04
    days on market $110,000 Active 268 DOM
14. 2026-06-02
    days on market $110,000 Active 267 DOM
15. 2026-06-01
    days on market $110,000 Active 266 DOM
16. 2026-05-31
    days on market $110,000 Active 265 DOM
17. 2026-04-12
    price $110,000
18. 2026-04-12
    status Active
19. 2026-03-12
    status Pending
20. 2026-02-18
    price $130,000
21. 2025-09-23
    price $139,000
22. 2025-08-07
    listed $142,000 Active
23. 1995-05-09
    soldstatus $41,000
24. 1993-02-26
    soldstatus $35,000
25. 1982-09-17
    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: $420 · $35/mo
• Projected year-2 tax: $981 · $82/mo
• Expected delta: +$561/yr (+$47/mo · 133.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,881
• − Mortgage interest: −$6,106
• − Property taxes: −$420
• − Insurance: −$545
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$3,171
• Taxable income: $1,418
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $2,801/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: Chandler
• NCES district ID: 4007290
• Math proficiency: 35% ▲ 1.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $45,229
• Composite: 29.9/100
• National rank: #6392
• State rank: #36 of 270 in OK

Livability — Chandler

• Score: 64/100
• State rank: #171
• US rank: #13840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chandler, OK
• City population: 7,551
• Population (ZIP): 7,551

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 36,104 people
• By 2030: 36,435 · +0.9%
• By 2040: 36,696 · +1.6%
• By 2050: 36,216 · +0.3%
• By 2075: 35,057 · -2.9%
• By 2100: 31,333 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 12% Hispanic / Latino 3% Black 3% Native American 3%
• Common ancestry: Lithuanian 4% Slovak 2% Scottish 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+63.3) · D 17.5% · R 80.8% · Other 1.7%
• 2008→2024 swing: -13.4pp toward R · 2008: -49.8pp · 2024: -63.3pp
• All cycles: 2024: R+63.3 2020: R+63.2 2016: R+60.1 2012: R+49.0 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.43%
• Current HPI: 315.8775
• 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

+193.3% since first listed

9 events — show timeline

• 2026-04-12 Price Changed $110,000 MLSOK
• 2026-04-12 Relisted — MLSOK
• 2026-03-12 Pending — MLSOK
• 2026-02-18 Price Changed $130,000 MLSOK
• 2025-09-23 Price Changed $139,000 MLSOK
• 2025-08-07 Listed $142,000 MLSOK
• 1995-05-09 Sold (Public Records) $41,000 Public Records
• 1993-02-26 Sold (Public Records) $35,000 Public Records
• 1982-09-17 Sold (Public Records) $37,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $420 · -3.2% YoY. Source: county tax records.