216 N Jefferson Ave · Blanchard, OK 73010

$198,900

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 86 Days on market

Built 1979 10,498 sqft lot Est $210k · 5% 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).

• Cash flow +10.4/30.0
• ARV discount +9.9/15.0
• Appreciation +5.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute 3 bedroom 2 bathroom house in the heart of Blanchard. This modular home is priced to sell in as-is condition.

Key facts

• Fresh paint
• New carpet
• Updated countertops

Tags

• FULLY BRICKED MODULAR HOME
• FRESH PAINT
• NEW CARPET
• UPDATED COUNTERTOPS
• REMODELED BATHROOMS
• ROOF INSTALLED IN 2025

Property features AI

Finance

• Other: Property located in Blanchard addition
• Financial info: Assumable financing available; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead exemption; Below-ground storm shelter
• Home design: Single family residence; One level; West-facing; Residential property
• Construction: Brick and frame construction; Composition roof (new 2025); Conventional foundation; Existing structure
• Exterior features: Covered patio; Covered porch; Outbuildings; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Interior features: In-law floor plan; Carpet flooring; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (19.3% below list).
• Recommended offer: $161k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 Ms (math 26% / reading 44%, grade F, #23 of 345 statewide, top 6%, 477 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: 516 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 334 units permitted in McClain 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)).
• McClain County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; list at $199k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $160,544 (19.3% 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 86 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $210,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 N Madison Ave	0.10mi	3/2.0	1,276 (-8%)	2mo	$218,000	$171	79
824 N Madison Ave	0.43mi	2/2.0 (-1)	1,422 (+2%)	1mo	$215,000	$151	70
720 N Main St	0.41mi	3/2.0	1,434 (+3%)	9mo	$162,000	$113	68
317 S Tyler Ave	0.53mi	3/2.0	1,376 (-1%)	8mo	$222,900	$162	67
402 S Van Buren	0.48mi	3/2.0	1,415 (+2%)	19mo	$243,000	$172	59
801 N Madison Ave	0.39mi	2/2.0 (-1)	1,475 (+6%)	10mo	$212,000	$144	59
417 S Harrison St	0.52mi	3/2.0	1,462 (+5%)	11mo	$214,000	$146	58
604 S Van Buren Ave	0.57mi	3/2.0	1,534 (+10%)	1mo	$232,200	$151	55
213 S Tyler	0.49mi	3/2.0	1,350 (-3%)	22mo	$234,900	$174	54
603 N Madison Ave	0.26mi	3/1.0	1,570 (+13%)	11mo	$199,000	$127	53
611 S Van Buren Ave	0.57mi	2/1.0 (-1)	1,458 (+5%)	8mo	$184,800	$127	50
521 N Harrison Ave	0.45mi	3/2.0	1,239 (-11%)	19mo	$193,000	$156	45

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,349
• Equity at exit: $72,553

10-year hold

• IRR: 4.9%
• Equity multiple: 1.64×
• Total profit: $35,395
• Equity at exit: $100,121

Cash invested: $55,692 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,605 high
• Mortgage (P&I): −$1,043
• Tax est. 1.5%: −$249 /mo · $2,984/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-106

Break-even live

Break-even rent $1,740

Max offer price $183,525

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-38	+0% $-106	+5% $-175	+10% $-244
Rent	-10% $-233	-5% $-170	+0% $-106	+5% $-43	+10% $21
Rate	-1.0pp $-6	-0.5pp $-56	base $-106	+0.5pp $-158	+1.0pp $-210

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: $49,725
• Closing costs: $5,967
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 N Main Blanchard, OK	3.0	2.0	1434	$1,650	$1.15	4d	1	0.44mi
509 Harris Blanchard, OK	2.0	1.0	1000	$895	$0.90	3d	1	0.46mi
300 Point Pleasant Ct Blanchard, OK	2.0–3.0	2.0	1150	$1,264	$1.10	3d	2	0.75mi
2449 Heather Rd Blanchard, OK	3.0	2.0	1385	$1,750	$1.26	12d	1	1.45mi
2449 Heather Rd Blanchard, OK	3.0	2.0	1385	$1,750	$1.26	3d	1	1.45mi
490 Elena Dr Blanchard, OK	3.0	2.0	1652	$1,995	$1.21	3d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   pricedays on market $198,900 Active 86 DOM
2. 2026-06-18
   days on market $199,900 Active 83 DOM
3. 2026-06-17
   days on market $199,900 Active 82 DOM
4. 2026-06-16
   days on market $199,900 Active 81 DOM
5. 2026-06-15
   days on market $199,900 Active 80 DOM
6. 2026-06-13
   days on market $199,900 Active 78 DOM
7. 2026-06-09
   days on market $199,900 Active 74 DOM
8. 2026-06-08
   days on market $199,900 Active 73 DOM
9. 2026-06-07
   days on market $199,900 Active 72 DOM
10. 2026-06-03
    days on market $199,900 Active 68 DOM
11. 2026-06-02
    days on market $199,900 Active 67 DOM
12. 2026-06-01
    days on market $199,900 Active 66 DOM
13. 2026-05-31
    days on market $199,900 Active 65 DOM
14. 2026-05-14
    price $199,900
15. 2026-04-30
    price $210,000
16. 2026-03-27
    listed $215,000 Active
17. 2025-08-29
    soldstatus $89,000
18. 2025-08-22
    soldstatus $88,725 Closed 114-char remark

    Show marketing remark (114 chars)

    Cute 3 bedroom 2 bathroom house in the heart of Blanchard. This modular home is priced to sell in as-is condition.

19. 2025-07-25
    status Pending 114-char remark

    Show marketing remark (114 chars)

    Cute 3 bedroom 2 bathroom house in the heart of Blanchard. This modular home is priced to sell in as-is condition.

20. 2025-07-18
    price $85,000 114-char remark

    Show marketing remark (114 chars)

    Cute 3 bedroom 2 bathroom house in the heart of Blanchard. This modular home is priced to sell in as-is condition.

21. 2025-07-11
    price $97,000 114-char remark

    Show marketing remark (114 chars)

    Cute 3 bedroom 2 bathroom house in the heart of Blanchard. This modular home is priced to sell in as-is condition.

22. 2025-07-02
    status Active 114-char remark

    Show marketing remark (114 chars)

    Cute 3 bedroom 2 bathroom house in the heart of Blanchard. This modular home is priced to sell in as-is condition.

23. 2025-06-17
    status Pending 114-char remark

    Show marketing remark (114 chars)

    Cute 3 bedroom 2 bathroom house in the heart of Blanchard. This modular home is priced to sell in as-is condition.

24. 2025-06-15
    listed $110,000 Active 114-char remark

    Show marketing remark (114 chars)

    Cute 3 bedroom 2 bathroom house in the heart of Blanchard. This modular home is priced to sell in as-is condition.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $19,265
• − Mortgage interest: −$11,141
• − Property taxes: −$2,984
• − Insurance: −$994
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$5,786
• Taxable loss: −$4,723
• Est. tax savings @ 24.0%: +$1,133
• After-tax cash flow: $-142/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

• Census place: Blanchard, OK
• 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 (McClain County) Hauer SSP2

• Today (2025): 46,053 people
• By 2030: 50,081 · +8.7%
• By 2040: 58,231 · +26.4%
• By 2050: 66,276 · +43.9%
• By 2075: 86,558 · +88.0%
• By 2100: 100,421 · +118.1%

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 · McClain

• 2024 margin: Solid R (+60.6) · D 18.8% · R 79.5% · Other 1.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -51.8pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+60.9 2016: R+60.9 2012: R+55.4 2008: R+51.8

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

+81.7% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $199,900 MLSOK
• 2026-04-30 Price Changed $210,000 MLSOK
• 2026-03-27 Listed $215,000 MLSOK
• 2025-08-29 Sold (Public Records) $89,000 Public Records
• 2025-08-22 Sold (MLS) $88,725 MLSOK
• 2025-07-25 Pending — MLSOK
• 2025-07-18 Price Changed $85,000 MLSOK
• 2025-07-11 Price Changed $97,000 MLSOK
• 2025-07-02 Relisted — MLSOK
• 2025-06-17 Pending — MLSOK
• 2025-06-15 Listed $110,000 MLSOK

Property tax history

+3.6%/yr

Latest (2025): $282 · +4.4% YoY. Source: county tax records.