11714 Elora Cir · Dibble, OK 73010

$160,000

3 bd · 2.0 ba · 1,904 sqft · SingleFamily public records · 5 Days on market

Built 2000 1.00 ac 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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks

Discover the potential of single-family living at 11714 Elora CIR, Blanchard, OK 73010. Built in 2000, this residence offers a foundation for creating your ideal home environment. This property provides three comfortable bedrooms, offering flexible spaces for rest and personalization. The two bathrooms are designed for everyday convenience and functionality. A garage provides practical storage and parking solutions. Above ground pool with deck and has a brand new liner. Envision your future in this Blanchard residence; inquire today to schedule your private viewing.

Key facts

• Brand new liner
• Above ground pool
• Deck

Tags

• ABOVE GROUND POOL
• DECK
• BRAND NEW LINER

Property features AI

Finance

• Other: Homestead indicated; Private vinyl pool
• Financial info: Loan financing available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Security: No storm shelter
• Utilities: No specific utility details provided
• Home design: Manufactured construction; Residential single-family home; One story; Composition roof; Existing property
• Construction: Manufactured construction materials; Composition roof; Built as existing (no model home)
• Exterior features: Covered porch; Porch; Outbuildings including storage and workshop; Wooded lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: One-level living; Living area reported as 1,904 (assessor); Conventional foundation; No fireplace
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).

Location & tenants

• Location reads 63/100 on livability (#226 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.
• Dibble (rural): math 9% / reading 10% proficiency, ranked #249 of 270 in OK (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dibble Es (math 8% / reading 8%, grade F, #741 of 845 statewide, top 89%, 345 students, 0% FRL); Dibble Hs (math 5% / reading 15%, grade F, #361 of 447 statewide, top 94%, 206 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 507 active listings in the ZIP; solid renter incomes; 334 units permitted in McClain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k 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 $45k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $12k; list at $160k implies a 1180% 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 $160,000

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 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?
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: 1.04% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $354,144
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22729 Holden Dr	0.21mi	4/2.0 (+1)	2,026 (+6%)	1mo	$205,000	$101	73
11758 Wrangler Rd	0.34mi	3/2.0	1,800 (-6%)	8mo	$335,000	$186	69
11365 227th St	0.51mi	3/2.0	2,071 (+9%)	1mo	$385,000	$186	61
22814 Crosstimbers Dr	0.48mi	3/2.5	1,934 (+2%)	15mo	$365,000	$189	61
11767 220th St	0.48mi	3/2.0	1,631 (-14%)	10mo	$263,000	$161	45

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: 11.4%
• Equity multiple: 1.59×
• Total profit: $26,649
• Equity at exit: $58,363

10-year hold

• IRR: 14.7%
• Equity multiple: 2.86×
• Total profit: $83,480
• Equity at exit: $80,540

Cash invested: $44,800 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $317

Break-even live

Break-even rent $1,261

Max offer price $160,000

Occupancy floor 76%

Sensitivity live

Price	-10% $407	-5% $362	+0% $317	+5% $272	+10% $226
Rent	-10% $186	-5% $251	+0% $317	+5% $383	+10% $448
Rate	-1.0pp $397	-0.5pp $358	base $317	+0.5pp $275	+1.0pp $233

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-13
   status Pending
2. 2026-05-05
   listed $160,000 Active
3. 2000-05-11
   soldstatus $12,500

ⓘ 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: $1,088 · $91/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$352/yr (+$29/mo · 32.4%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,948
• − Mortgage interest: −$8,962
• − Property taxes: −$1,088
• − Insurance: −$800
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$4,655
• Taxable income: $1,252
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $3,502/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: Dibble
• NCES district ID: 4009870
• Math proficiency: 9% ▼ -5.00%
• Reading proficiency: 10% ▼ -12.00%
• Median HH income: $43,532
• Composite: 8.59/100
• National rank: #9900
• State rank: #249 of 270 in OK

Livability — Dibble

• Score: 63/100
• State rank: #226
• US rank: #15813

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dibble, OK
• County: McClain County · 33,206 people
• City population: 47
• 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

+1180.0% since first listed

3 events — show timeline

• 2026-05-13 Pending — MLSOK
• 2026-05-05 Listed $160,000 MLSOK
• 2000-05-11 Sold (Public Records) $12,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,088 · +0.6% YoY. Source: county tax records.