307 Fairview Ave · Blackwell, OK 74631

$114,900

3 bd · 2.0 ba · 1,673 sqft · SingleFamily public records · 61 Days on market

Built 1965 10,276 sqft lot Est $139k · 17% 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.7/10.0
• 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

Listing remarks

Charming Home Full of Potential in Blackwell! Welcome to 307 Fairview Ave in Blackwell, OK, a beautiful property full of character and opportunity. This home offers a great blend of charm and potential, making it ideal for buyers looking to add their own personal touches while enjoying a solid foundation and great layout. Inside, you'll find spacious living areas filled with natural light and plenty of room to create the home of your dreams. With its inviting layout and generous space, the property provides endless possibilities for updating, renovating, or simply making it your own. Situated in a convenient location within Blackwell, the home is close to local schools, parks, shopping, an

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1965

Property features AI

Finance

• Other: Located in Sheets addition; Property level listed as One
• Financial info: Not assumable; Loan qualification: Does not apply
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Homestead not claimed
• Home design: Single family residence; One-story entry
• Construction: Frame construction; Metal roof; Conventional foundation; Built status: Existing
• Exterior features: No additional exterior features listed; Lot features: Other

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; Existing property

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 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: 23 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 $794 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 61 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $90k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $108,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 1.07% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.85%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $138,859
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 Stevens Ave	0.47mi	3/2.0	1,689 (+1%)	14mo	$110,000	$65	64
120 Urbana Dr	0.37mi	3/2.0	1,423 (-15%)	4mo	$107,500	$76	54
206 Vinnedge	0.19mi	2/2.0 (-1)	1,484 (-11%)	18mo	$45,000	$30	52
807 Kaylin Cir	0.43mi	3/2.0	1,448 (-13%)	7mo	$140,000	$97	51
1105 S 4th St	0.64mi	3/2.5	1,763 (+5%)	9mo	$137,000	$78	51
119 Hill Ave	0.68mi	4/2.0 (+1)	1,590 (-5%)	5mo	$25,000	$16	51
1330 S 9th St	0.61mi	2/1.0 (-1)	1,844 (+10%)	0mo	$95,000	$52	45
1227 S Main St	0.60mi	3/2.0	1,863 (+11%)	12mo	$162,000	$87	43
1305 S 10th St	0.68mi	3/2.0	1,501 (-10%)	16mo	$181,000	$121	38
1635 Country Rd	0.72mi	3/2.0	1,892 (+13%)	10mo	$200,000	$106	36
1004 S Main St	0.73mi	4/1.5 (+1)	1,588 (-5%)	19mo	$140,000	$88	35
434 E Edwards Ave	0.59mi	3/1.0	1,448 (-13%)	15mo	$120,000	$83	34

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,480
• Equity at exit: $18,235

10-year hold

• IRR: 7.3%
• Equity multiple: 1.56×
• Total profit: $18,129
• Equity at exit: $11,839

Cash invested: $32,172 (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: 23
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $237

Break-even live

Break-even rent $933

Max offer price $114,900

Occupancy floor 76%

Sensitivity live

Price	-10% $302	-5% $270	+0% $237	+5% $205	+10% $172
Rent	-10% $140	-5% $189	+0% $237	+5% $286	+10% $335
Rate	-1.0pp $295	-0.5pp $267	base $237	+0.5pp $208	+1.0pp $177

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-09
   status $114,900 Pending 61 DOM
2. 2026-06-08
   days on market $114,900 Active 61 DOM
3. 2026-06-07
   days on market $114,900 Active 60 DOM
4. 2026-06-07
   days on market $114,900 Active 59 DOM
5. 2026-06-04
   days on market $114,900 Active 56 DOM
6. 2026-06-02
   days on market $114,900 Active 55 DOM
7. 2026-06-01
   days on market $114,900 Active 54 DOM
8. 2026-05-31
   days on market $114,900 Active 53 DOM
9. 2026-05-31
   days on market $114,900 Active 52 DOM
10. 2026-05-14
    status Active
11. 2026-04-16
    status Pending
12. 2026-04-08
    price $114,900
13. 2026-03-11
    listed $119,900 Active
14. 2014-03-11
    historical
15. 2014-02-24
    soldstatus $90,000
16. 2013-12-09
    listed $92,000

ⓘ 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: $1,037 · $86/mo
• Projected year-2 tax: $1,037 · $86/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 5/10 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: $14,798
• − Mortgage interest: −$6,436
• − Property taxes: −$1,037
• − Insurance: −$574
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$3,343
• Taxable income: $1,040
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $2,599/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

+24.9% since first listed

7 events — show timeline

• 2026-05-14 Relisted — MLSOK
• 2026-04-16 Pending — MLSOK
• 2026-04-08 Price Changed $114,900 MLSOK
• 2026-03-11 Listed $119,900 MLSOK
• 2014-03-11 Listing Removed — MLS Technology, Inc.
• 2014-02-24 Sold (Public Records) $90,000 Public Records
• 2013-12-09 Listed $92,000 MLS Technology, Inc.

Property tax history

+9.4%/yr

Latest (2025): $1,037 · +3.7% YoY. Source: county tax records.