321 N Jefferson Ave · Blanchard, OK 73010

$179,000

3 bd · 2.0 ba · 1,210 sqft · SingleFamily public records · 16 Days on market

Built 1985 9,749 sqft lot Est $196k · 9% under

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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 +15.1/30.0
• ARV discount +11.4/15.0
• Appreciation +5.7/10.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEW CH&A 2013, NEW REPLACEMENT WINDOWS 2012, NEW CARPET 2012, NEW TILE 2010, NEW DECK 2014, NEW ROOF ABOUT 4 YEARS AGO, TOTAL TEAR OFF. NICE HOME, BIG OPEN FLOOR PLAN. LARGE MATURE TREES, FENCED BACK YARD WITH DECK.

Key facts

• Near schools
• Near dining
• Converted garage

Tags

• CONVERTED GARAGE
• LARGE FENCED LOT
• OUTDOOR LIVING
• NEAR LOCAL SHOPS
• NEAR SCHOOLS
• NEAR DINING

Property features AI

Finance

• Other: Occupied by owner; Located in Blanchard addition
• Financial info: Listing offered in as-is condition; Loan qualification allowed
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: No flood insurance required (per listing); Living area recorded by assessor
• Home design: Single family residence; One story; Faces east; Residential property; Existing property
• Construction: Brick construction; Composition roof; Slab foundation; Built status: existing
• Exterior features: Chain link fencing; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: One living area; No fireplace listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $57 ($690/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 $152k (15.0% below list).
• Recommended offer: $152k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 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: 507 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $108k; list at $179k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $152,165 (15.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.85% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $196,020
• 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	0.07mi	3/2.0	1,276 (+6%)	2mo	$218,000	$171	86
711 N Van Buren Ave	0.43mi	2/1.0 (-1)	1,176 (-3%)	6mo	$150,000	$128	62
521 N Harrison Ave	0.44mi	3/2.0	1,239 (+2%)	19mo	$193,000	$156	60
311 N Monroe Ave	0.14mi	2/1.0 (-1)	1,071 (-12%)	8mo	$182,000	$170	58
321 Van Buren St	0.35mi	3/1.0	1,144 (-6%)	21mo	$189,000	$165	53
301 Cherokee Ct	0.72mi	3/2.0	1,309 (+8%)	8mo	$210,000	$160	46
417 N Van Buren Ave	0.35mi	2/2.0 (-1)	1,098 (-9%)	20mo	$150,000	$137	46
110 N Harrison Ave	0.47mi	3/2.0	1,056 (-13%)	13mo	$178,000	$169	46
317 S Tyler Ave	0.61mi	3/2.0	1,376 (+14%)	8mo	$222,900	$162	42
310 N Jackson Ave	0.32mi	3/1.5	1,035 (-14%)	21mo	$165,000	$159	42
213 S Tyler	0.56mi	3/2.0	1,350 (+12%)	22mo	$234,900	$174	36
420 E Broadway St	0.53mi	3/1.5	1,056 (-13%)	22mo	$155,000	$147	34

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: 4.2%
• Equity multiple: 1.22×
• Total profit: $10,910
• Equity at exit: $65,294

10-year hold

• IRR: 8.2%
• Equity multiple: 2.05×
• Total profit: $52,628
• Equity at exit: $90,104

Cash invested: $50,120 (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: 507
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$939
• Tax from tax record: −$131 /mo · $1,576/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $57

Break-even live

Break-even rent $1,449

Max offer price $179,000

Occupancy floor 91%

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: $44,750
• Closing costs: $5,370
• 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	3d	1	0.33mi
509 Harris Blanchard, OK	2.0	1.0	1000	$895	$0.90	1d	1	0.41mi
203 Summerfield Dr Blanchard, OK	2.0	1.0	700	$1,046	$1.49	1d	6	0.58mi
300 Point Pleasant Ct Blanchard, OK	2.0–3.0	2.0	1150	$1,264	$1.10	1d	2	0.61mi
2449 Heather Rd Blanchard, OK	3.0	2.0	1385	$1,750	$1.26	10d	1	1.31mi
2449 Heather Rd Blanchard, OK	3.0	2.0	1385	$1,750	$1.26	1d	1	1.31mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $179,000 Pending 16 DOM
2. 2026-06-03
   days on market $179,000 Active 13 DOM
3. 2026-06-02
   days on market $179,000 Active 12 DOM
4. 2026-06-01
   days on market $179,000 Active 11 DOM
5. 2026-05-31
   days on market $179,000 Active 10 DOM
6. 2026-05-21
   listed $179,000 Active
7. 2014-10-02
   soldstatus $107,500
8. 2014-09-12
   soldstatus $107,500 222-char remark

   Show marketing remark (222 chars)

   NEW CH&A 2013, NEW REPLACEMENT WINDOWS 2012, NEW CARPET 2012, NEW TILE 2010, NEW DECK 2014, NEW ROOF ABOUT 4 YEARS AGO, TOTAL TEAR OFF. NICE HOME, BIG OPEN FLOOR PLAN. LARGE MATURE TREES, FENCED BACK YARD WITH DECK.

9. 2014-05-28
   listed $107,500 222-char remark

   Show marketing remark (222 chars)

   NEW CH&A 2013, NEW REPLACEMENT WINDOWS 2012, NEW CARPET 2012, NEW TILE 2010, NEW DECK 2014, NEW ROOF ABOUT 4 YEARS AGO, TOTAL TEAR OFF. NICE HOME, BIG OPEN FLOOR PLAN. LARGE MATURE TREES, FENCED BACK YARD WITH DECK.

10. 2004-11-16
    soldstatus $90,000
11. 1998-09-18
    soldstatus $56,500

ⓘ 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: $1,576 · $131/mo
• Projected year-2 tax: $1,611 · $134/mo
• Expected delta: +$35/yr (+$3/mo · 2.2%)

ⓘ 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 ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,260
• − Mortgage interest: −$10,027
• − Property taxes: −$1,576
• − Insurance: −$895
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$5,207
• Taxable loss: −$2,367
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $1,258/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

+216.8% since first listed

6 events — show timeline

• 2026-05-21 Listed $179,000 MLSOK
• 2014-10-02 Sold (Public Records) $107,500 Public Records
• 2014-09-12 Sold (MLS) $107,500 MLSOK
• 2014-05-28 Listed $107,500 MLSOK
• 2004-11-16 Sold (Public Records) $90,000 Public Records
• 1998-09-18 Sold (Public Records) $56,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,576 · +4.9% YoY. Source: county tax records.