221 Bennett Blvd · Chandler, OK 74834

$69,900

2 bd · 1.0 ba · 824 sqft · SingleFamily public records · 6 Days on market

Built 1920 7,000 sqft lot Est $113k · 38% under

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Why this score? — see what drove the A- 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great Investment Opportunity 824 SF 2 bedroom 1 bath, home in East Chandler. This has been a great rent house, or if you are looking for a house to fix up and flip, this would be a good one and at a reasonable price. Home sits on a large corner lot, with detached shop or garage.

Key facts

• Large corner lot
• Detached shop
• 7,000 sq ft lot

Tags

• LARGE CORNER LOT
• DETACHED SHOP

Property features AI

Finance

• Other: Located in Chandler — directions: From 1st Street and Bennett in Chandler go 3 blocks south on west side; Not historically designated; Occupied: No; MLS status: Active
• Financial info: Assumable: No; Loan qualification: Unknown; Current listing price reported; Tax amount reported
• HOA & community: No mandatory association dues

Exterior

• Parking: 1 garage space
• Utilities: Living area reported as 824 (assessor)
• Home design: Single family residence; One level; Residential property; Existing property
• Construction: Vinyl siding; Composition roof
• Exterior features: Corner lot; No additional exterior features listed

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit cooling
• Interior features: One living area; Electric fireplace; Below-ground storm shelter; Conventional foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($855 rent vs $70k).
• Cap rate 10.5% 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 $7k of equity ($483 loan paydown + $7k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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 $27k; list at $70k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.11%
• DSCR: 1.67
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $112,888
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 S Cleveland Ave	0.30mi	1/1.0 (-1)	804 (-2%)	3mo	$110,000	$137	75
412 S Cleveland Ave	0.28mi	1/1.0 (-1)	804 (-2%)	6mo	$115,000	$143	72
221 N Iowa St	0.26mi	2/1.5	868 (+5%)	10mo	$78,000	$90	69
303 E 4th St	0.28mi	2/1.0	864 (+5%)	15mo	$62,000	$72	66
912 S Bennett Blvd	0.48mi	2/1.5	840 (+2%)	15mo	$47,500	$57	60
820 S Bennett Blvd	0.41mi	2/1.0	802 (-3%)	22mo	$83,500	$104	58
810 E 9th St	0.44mi	3/2.0 (+1)	800 (-3%)	13mo	$117,000	$146	55
306 W 4th St	0.58mi	2/1.0	792 (-4%)	15mo	$115,000	$145	54
208 E 10th St	0.59mi	2/1.0	924 (+12%)	2mo	$135,000	$146	51
602 E 9th St	0.43mi	2/1.0	768 (-7%)	23mo	$100,000	$130	49

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: 35.4%
• Equity multiple: 3.75×
• Total profit: $53,748
• Equity at exit: $62,971

10-year hold

• IRR: 30.5%
• Equity multiple: 8.45×
• Total profit: $145,893
• Equity at exit: $135,800

Cash invested: $19,572 (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: 6.8×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $246

Break-even live

Break-even rent $543

Max offer price $69,900

Occupancy floor 66%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $69,900 Active 6 DOM
2. 2026-06-17
   days on market $69,900 Active 5 DOM
3. 2026-06-16
   days on market $69,900 Active 4 DOM
4. 2026-06-15
   days on market $69,900 Active 3 DOM
5. 2026-06-12
   remarks 282-char remark
6. 2026-06-12
   listed $69,900 Active 1 DOM

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $629 · $52/mo
• Expected delta: +$234/yr (+$20/mo · 59.3%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $10,255
• − Mortgage interest: −$3,915
• − Property taxes: −$395
• − Insurance: −$350
• − Repairs & maintenance: −$820
• − Management: −$820
• − Depreciation: −$2,033
• Taxable income: $1,921
• Est. tax owed @ 24.0%: −$461
• After-tax cash flow: $2,497/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

+507.8% since first listed

8 events — show timeline

• 2026-06-12 Listed $69,900 MLSOK
• 2014-02-07 Listing Removed — MLSOK
• 2013-08-06 Listed $54,500 MLSOK
• 2008-09-03 Listing Removed — MLSOK
• 2008-03-29 Listed $39,900 MLSOK
• 2005-03-21 Sold (Public Records) $27,000 Public Records
• 1998-11-04 Sold (Public Records) $9,000 Public Records
• 1991-11-21 Sold (Public Records) $11,500 Public Records

Property tax history

+5.5%/yr

Latest (2025): $395 · -2.0% YoY. Source: county tax records.