24042 S Rockwell Ave · Blanchard, OK 73010

$90,000

3 bd · 2.0 ba · 1,391 sqft · SingleFamily · 5 Days on market

Built 2000 Fair condition 1.00 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Well maintained 3 bed, 2 bath home on 1 acre in Blanchard. This 1,391 sq ft home offers a functional layout, 2-car carport, and an outbuilding for additional storage or workspace. Plenty of space with room to expand, garden, or enjoy the outdoors. Great opportunity for homeowners or investors looking for land and value.

Key facts

• 2 car carport
• Garden
• Outbuilding

Tags

• 1 ACRE
• 2 CAR CARPORT
• OUTBUILDING
• ROOM TO EXPAND
• GARDEN

Property features AI

Finance

• Other: Homestead status claimed
• Financial info: Listing accepts Cash and Conventional financing; Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached 2-car garage
• Utilities: No flood insurance indicated
• Home design: Single family residence; Residential property; Faces south; Move-to-site property
• Construction: Manufactured construction; Composition roof; Built on combination foundation
• Exterior features: Outbuildings; Corner lot; Rural setting; Lot dimensions ~279 x 156

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One-level home; Living area reported by assessor; Combination foundation; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 14.0% 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: schools D+, amenities F, commute 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.
• Market conditions: 516 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 334 units permitted in McClain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $1k appreciation (1.4% local appreciation)).
• McClain County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $90,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.69% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.65%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 2.61×
• Total profit: $40,663
• Equity at exit: $32,829

10-year hold

• IRR: 32.7%
• Equity multiple: 5.07×
• Total profit: $102,500
• Equity at exit: $45,304

Cash invested: $25,200 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $581

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 57%

Sensitivity live

Price	-10% $643	-5% $612	+0% $581	+5% $549	+10% $518
Rent	-10% $460	-5% $520	+0% $581	+5% $641	+10% $701
Rate	-1.0pp $626	-0.5pp $603	base $581	+0.5pp $557	+1.0pp $534

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 Harris Blanchard, OK	2.0	1.0	1000	$895	$0.90	2d	1	1.34mi

Listing history 2 events

1. 2026-05-06
   status Pending
2. 2026-05-01
   listed $90,000 Active

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

Taxation est. · year 1

• Rental income: $18,267
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$2,618
• Taxable income: $5,884
• Est. tax owed @ 24.0%: −$1,412
• After-tax cash flow: $5,555/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include painting, updating fixtures, and landscaping.

Repairs flagged

• Moderate Kitchen cabinets — Dated appearance
• Major Bathroom fixtures — Old and damaged
• Major Paint and wallpaper — Peeling and damaged
• Major Carpet — Stained and worn

Value-add opportunities

• Both Paint and wallpaper — Fresh paint and new wallpaper would improve curb appeal and interior aesthetics.
• Both New countertops and cabinets — Modernizing the kitchen would enhance both resale and rental value.
• Both Landscaping — A well-maintained yard would increase curb appeal and attract potential buyers/tenants.
• Both Replace carpet — New carpet would improve the home's appearance and comfort level.
• Both Bathroom fixtures — Upgrading the bathroom would significantly improve the home's value and appeal to potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated appearance	Moderate	$3,000–15,000
Bathroom fixtures · Old and damaged	Major	$15,000–50,000
Paint and wallpaper · Peeling and damaged	Major	$15,000–50,000
Carpet · Stained and worn	Major	$15,000–50,000
Total estimated repair cost · 4 items		$48,000–165,000

Value-add ROI direction

• Both Paint and wallpaper — Fresh paint and new wallpaper would improve curb appeal and interior aesthetics. ↑
• Both New countertops and cabinets — Modernizing the kitchen would enhance both resale and rental value. ↑
• Both Landscaping — A well-maintained yard would increase curb appeal and attract potential buyers/tenants. ↑
• Both Replace carpet — New carpet would improve the home's appearance and comfort level. ↑
• Both Bathroom fixtures — Upgrading the bathroom would significantly improve the home's value and appeal to potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-05-06 Pending — MLSOK
• 2026-05-01 Listed $90,000 MLSOK