711 Blanchard · Durant, OK 74701

$64,999

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 101 Days on market

Built 1950 1.00 ac lot Est $108k · 40% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime investment opportunity in a highly desirable location, less than a mile from the Choctaw Casino & Resort. This property has recently been rezoned R2, allowing for two-family dwellings, making it an ideal canvas for investors or developers looking to maximize the potential of the land. City utilities are already in place, meaning the infrastructure work has been taken care of — all you need to do is bring your vision to life. Whether you’re considering building duplexes, a multi-generational rental, or other income-producing units, this property offers unmatched convenience and accessibility. Its prime location ensures strong demand, easy access to major highways, and

Key facts

• Rezoned r2
• Two-family dwellings
• 1 acre lot

Tags

• HIGHLY DESIRABLE LOCATION
• REZONED R2
• TWO-FAMILY DWELLINGS
• CITY UTILITIES IN PLACE
• EASY ACCESS TO MAJOR HIGHWAYS
• PROXIMITY TO ATTRACTIONS

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Public water available; Public sewer
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Built prior to or as recorded in public records; Asbestos and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Shed(s); Mature trees; Sloping terrain

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Interior features: Wood flooring; No additional interior features listed
• Laundry & utility: No hot water (appliance status noted)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 3.1% in Durant — 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 62/100 on livability (#262 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, schools D-.
• Durant (town): math 30% / reading 37% proficiency, ranked #49 of 270 in OK (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.1%/yr); 310 active listings in the ZIP; 176 units permitted in Bryan County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bryan County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $65k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,149 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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?
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: 1.53% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.05%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $108,360
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 W Georgia St	0.58mi	2/1.0	837 (-0%)	16mo	$25,000	$30	59
421 S 6th	0.61mi	2/1.0	908 (+8%)	11mo	$117,000	$129	49
703 W Texas	0.73mi	2/1.0	816 (-3%)	18mo	$115,000	$141	47
919 W Texas	0.74mi	2/1.0	832 (-1%)	23mo	$125,000	$150	45
411 S 2nd Ave	0.74mi	3/1.0 (+1)	943 (+12%)	19mo	$32,800	$35	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.43×
• Total profit: $7,879
• Equity at exit: $9,692

10-year hold

• IRR: 17.8%
• Equity multiple: 2.27×
• Total profit: $23,118
• Equity at exit: $5,620

Cash invested: $18,200 (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 74701

• Home prices YoY: -11.3%
• Rents YoY: -0.1%
• Active inventory: 310
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $992 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $334

Break-even live

Break-even rent $569

Max offer price $64,999

Occupancy floor 61%

Sensitivity live

Price	-10% $379	-5% $357	+0% $334	+5% $312	+10% $290
Rent	-10% $256	-5% $295	+0% $334	+5% $374	+10% $413
Rate	-1.0pp $367	-0.5pp $351	base $334	+0.5pp $318	+1.0pp $301

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $64,999 Active 101 DOM
2. 2026-06-19
   days on market $64,999 Active 99 DOM
3. 2026-06-18
   days on market $64,999 Active 98 DOM
4. 2026-06-17
   days on market $64,999 Active 97 DOM
5. 2026-06-16
   days on market $64,999 Active 96 DOM
6. 2026-06-15
   days on market $64,999 Active 95 DOM
7. 2026-06-14
   days on market $64,999 Active 93 DOM
8. 2026-06-12
   days on market $64,999 Active 92 DOM
9. 2026-06-09
   days on market $64,999 Active 89 DOM
10. 2026-06-08
    days on market $64,999 Active 88 DOM
11. 2026-06-07
    days on market $64,999 Active 87 DOM
12. 2026-06-07
    pricedays on market $64,999 Active 86 DOM
13. 2026-06-03
    days on market $69,000 Active 83 DOM
14. 2026-06-02
    days on market $69,000 Active 82 DOM
15. 2026-06-01
    days on market $69,000 Active 81 DOM
16. 2026-05-31
    days on market $69,000 Active 80 DOM
17. 2026-05-30
    days on market $69,000 Active 79 DOM
18. 2026-03-16
    status Active
19. 2026-02-27
    status Pending
20. 2026-02-23
    listed $69,000 Active
21. 2024-03-25
    soldstatus $42,500
22. 2023-01-28
    historical
23. 2022-12-02
    price $52,500
24. 2022-10-28
    price $60,000
25. 2022-09-08
    price $65,000
26. 2022-08-21
    status Active
27. 2022-08-10
    status Pending
28. 2022-07-28
    listed $75,000 Active
29. 2016-06-08
    soldstatus $20,000
30. 2003-09-25
    soldstatus $15,000

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

Climate risk First Street

• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,904
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$1,891
• Taxable income: $3,168
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $3,254/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: Durant
• NCES district ID: 4010350
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $35,850
• Composite: 27.73/100
• National rank: #6903
• State rank: #49 of 270 in OK

Livability — Durant

• Score: 62/100
• State rank: #262
• US rank: #17020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Durant, OK
• County: Bryan County · 27,497 people
• City population: 27,497
• Metro: Durant, OK
• Population (ZIP): 27,497
• Household income: $58,036
• Rent vs Own: 43.3% rent · 56.7% own
• Severe rent burden: 759.0

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 50,265 people
• By 2030: 52,866 · +5.2%
• By 2040: 58,018 · +15.4%
• By 2050: 63,073 · +25.5%
• By 2075: 74,439 · +48.1%
• By 2100: 81,743 · +62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 65% Native American 14% Two or more races 13% Hispanic / Latino 9% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+58.5) · D 20.0% · R 78.6% · Other 1.4%
• 2008→2024 swing: -23.0pp toward R · 2008: -35.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+56.5 2016: R+55.6 2012: R+44.5 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.66%
• Current HPI: 303.3877
• Rent YoY: ▼ -0.13%
• Metro: Durant, 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

+360.0% since first listed

13 events — show timeline

• 2026-03-16 Relisted — MLS Technology, Inc.
• 2026-02-27 Pending — MLS Technology, Inc.
• 2026-02-23 Listed $69,000 MLS Technology, Inc.
• 2024-03-25 Sold (Public Records) $42,500 Public Records
• 2023-01-28 Listing Removed — MLS Technology, Inc.
• 2022-12-02 Price Changed $52,500 MLS Technology, Inc.
• 2022-10-28 Price Changed $60,000 MLS Technology, Inc.
• 2022-09-08 Price Changed $65,000 MLS Technology, Inc.
• 2022-08-21 Relisted — MLS Technology, Inc.
• 2022-08-10 Pending — MLS Technology, Inc.
• 2022-07-28 Listed $75,000 MLS Technology, Inc.
• 2016-06-08 Sold (Public Records) $20,000 Public Records
• 2003-09-25 Sold (Public Records) $15,000 Public Records

Property tax history

-4.9%/yr

Latest (2025): $125 · -19.9% YoY. Source: county tax records.