310 SW 1st St · Bluejacket, OK 74330

$129,900

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 37 Days on market

Built 1965 9,000 sqft lot

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Why this score? — see what drove the C- 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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Appreciation +6.1/10.0
• 1% rule +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Really Sweet 3/1 home on large corner lot w/ newer updates that include: roof, windows, siding, flooring, paint, updated bath, plumbing from under home to meter. Includes storm cellar, laundry room w/ storage off of carport. Shed and treed yard. Selling “as is” condition.

Key facts

• New breaker box
• Shed
• Large corner lot

Tags

• LARGE CORNER LOT
• FOUR NEW H A SPLIT UNITS
• NEW BREAKER BOX
• ROOF APPROX 6 YEARS OLD
• SHED
• LARGE PARTIALLY TREED YARD

Property features AI

Exterior

• Parking: 1-car garage with workshop and storage; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: HardiPlank siding; Wood frame construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Covered porch; Patio/porch; Satellite dish; Shed(s); Chain link partial fencing; Corner lot; Mature trees

Interior

• Kitchen: Dishwasher; Oven; Range; Electric water heater; Eat-in kitchen
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (first level, in/near garage)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (11.4% below list).
• Recommended offer: $115k (11.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#394 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Bluejacket (rural): math 25% / reading 25% proficiency, ranked #333 of 513 in OK (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 62 active listings in the ZIP; 24 units permitted in Craig County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($898 loan paydown + $3k appreciation (2.2% local appreciation)).
• Craig County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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 $92k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,136 (11.4% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 11% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.53×
• Total profit: $19,259
• Equity at exit: $52,650

10-year hold

• IRR: 12.6%
• Equity multiple: 2.72×
• Total profit: $62,718
• Equity at exit: $76,918

Cash invested: $36,372 (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 74330

• Home prices YoY: 0.9%
• Active inventory: 62
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $143

Break-even live

Break-even rent $971

Max offer price $129,900

Occupancy floor 83%

Sensitivity live

Price	-10% $216	-5% $179	+0% $143	+5% $106	+10% $69
Rent	-10% $52	-5% $97	+0% $143	+5% $188	+10% $234
Rate	-1.0pp $208	-0.5pp $176	base $143	+0.5pp $109	+1.0pp $75

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-06
   status Pending
2. 2026-03-27
   listed $129,900 Active
3. 2026-01-21
   historical
4. 2025-07-21
   listed $129,900 Active
5. 2022-04-04
   soldstatus $92,500 Closed 284-char remark

   Show marketing remark (284 chars)

   Really Sweet 3/1 home on large corner lot w/ newer updates that include: roof, windows, siding, flooring, paint, updated bath, plumbing from under home to meter. Includes storm cellar, laundry room w/ storage off of carport. Shed and treed yard. Selling “as is” condition.

6. 2022-02-21
   status Pending 284-char remark

   Show marketing remark (284 chars)

   Really Sweet 3/1 home on large corner lot w/ newer updates that include: roof, windows, siding, flooring, paint, updated bath, plumbing from under home to meter. Includes storm cellar, laundry room w/ storage off of carport. Shed and treed yard. Selling “as is” condition.

7. 2021-11-19
   status Active 284-char remark

   Show marketing remark (284 chars)

   Really Sweet 3/1 home on large corner lot w/ newer updates that include: roof, windows, siding, flooring, paint, updated bath, plumbing from under home to meter. Includes storm cellar, laundry room w/ storage off of carport. Shed and treed yard. Selling “as is” condition.

8. 2021-11-09
   status Pending 284-char remark

   Show marketing remark (284 chars)

   Really Sweet 3/1 home on large corner lot w/ newer updates that include: roof, windows, siding, flooring, paint, updated bath, plumbing from under home to meter. Includes storm cellar, laundry room w/ storage off of carport. Shed and treed yard. Selling “as is” condition.

9. 2021-10-07
   listed $116,500 Active 284-char remark

   Show marketing remark (284 chars)

   Really Sweet 3/1 home on large corner lot w/ newer updates that include: roof, windows, siding, flooring, paint, updated bath, plumbing from under home to meter. Includes storm cellar, laundry room w/ storage off of carport. Shed and treed yard. Selling “as is” condition.

10. 2018-08-27
    historical
11. 2018-08-07
    price $109,000
12. 2018-06-19
    listed $111,000 Active
13. 2018-03-17
    historical
14. 2017-09-14
    listed $45,000 Active
15. 2017-09-14
    historical
16. 2017-07-05
    price $47,500
17. 2017-03-16
    listed $56,600 Active
18. 2008-11-19
    soldstatus $65,000

ⓘ 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: $379 · $32/mo
• Projected year-2 tax: $1,169 · $97/mo
• Expected delta: +$790/yr (+$66/mo · 208.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,816
• − Mortgage interest: −$7,276
• − Property taxes: −$379
• − Insurance: −$650
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$3,779
• Taxable loss: −$478
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $1,827/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: Bluejacket
• NCES district ID: 4004830
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 25% ▬ 0.00%
• Median HH income: $44,491
• Composite: 24.57/100
• National rank: #13059
• State rank: #333 of 513 in OK

Livability — Bluejacket

• Score: 59/100
• State rank: #394
• US rank: #20214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bluejacket, OK
• Population (ZIP): 2,471

Population outlook (Craig County) Hauer SSP2

• Today (2025): 14,522 people
• By 2030: 14,263 · -1.8%
• By 2040: 13,814 · -4.9%
• By 2050: 13,457 · -7.3%
• By 2075: 13,123 · -9.6%
• By 2100: 12,323 · -15.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Native American 12% Two or more races 11% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Serbian 4% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Craig

• 2024 margin: Solid R (+58.3) · D 20.0% · R 78.3% · Other 1.7%
• 2008→2024 swing: -28.2pp toward R · 2008: -30.1pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+57.5 2016: R+52.4 2012: R+34.1 2008: R+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.20%
• Current HPI: 255.0583
• 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

+99.8% since first listed

18 events — show timeline

• 2026-05-06 Pending — MLS Technology, Inc.
• 2026-03-27 Listed $129,900 MLS Technology, Inc.
• 2026-01-21 Listing Removed — MLS Technology, Inc.
• 2025-07-21 Listed $129,900 MLS Technology, Inc.
• 2022-04-04 Sold (MLS) $92,500 MLS Technology, Inc.
• 2022-02-21 Pending — MLS Technology, Inc.
• 2021-11-19 Relisted — MLS Technology, Inc.
• 2021-11-09 Pending — MLS Technology, Inc.
• 2021-10-07 Listed $116,500 MLS Technology, Inc.
• 2018-08-27 Listing Removed — MLS Technology, Inc.
• 2018-08-07 Price Changed $109,000 MLS Technology, Inc.
• 2018-06-19 Listed $111,000 MLS Technology, Inc.
• 2018-03-17 Listing Removed — MLS Technology, Inc.
• 2017-09-14 Listed $45,000 MLS Technology, Inc.
• 2017-09-14 Listing Removed — MLS Technology, Inc.
• 2017-07-05 Price Changed $47,500 MLS Technology, Inc.
• 2017-03-16 Listed $56,600 MLS Technology, Inc.
• 2008-11-19 Sold (Public Records) $65,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $379 · +1.9% YoY. Source: county tax records.