1017 W Cherokee Ave · Enid, OK 73703

$109,000

2 bd · 2.0 ba · 1,988 sqft · SingleFamily public records · 204 Days on market

Built 1949 7,500 sqft lot Est $171k · 36% 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bedroom, 2-bath home featuring a long, inviting living room with updated windows that bring in great natural light. The living room and kitchen both offer easy-care vinyl flooring that looks sharp. You will appreciate the comfort of central heat and air, plus a roomy 2-car garage for parking and storage.

Key facts

• 7,500 sq ft lot
• 2 garage spots
• Built 1949

Property features AI

Exterior

• Parking: Detached 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water service; Public sewer
• Home design: Single family residence; Single-story; Faces north
• Construction: Stone and wood siding exterior; Composition roof; Built on single level
• Exterior features: Chain link and wood fencing; Public water; Public sewer

Interior

• Kitchen: Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Window coverings; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 5.0% in Enid — 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 63/100 on livability (#212 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D-, crime F.
• Enid (town): math 19% / reading 22% proficiency, ranked #168 of 270 in OK (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 171 active listings in the ZIP; 19 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Garfield County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $109k implies a 336% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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 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?
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: 1.19% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.75%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $170,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1324 W Maine St	0.24mi	3/2.0 (+1)	2,020 (+2%)	10mo	$56,900	$28	73
1224 W Cherokee Ave	0.15mi	3/2.5 (+1)	1,892 (-5%)	11mo	$173,000	$91	69
512 S Polk St	0.25mi	3/1.0 (+1)	2,061 (+4%)	11mo	$152,500	$74	64
1501 W Maine St	0.31mi	3/1.0 (+1)	2,048 (+3%)	12mo	$96,500	$47	62
1513 Vinita Ave	0.52mi	3/2.0 (+1)	2,114 (+6%)	1mo	$190,000	$90	59
1512 Indian Dr	0.59mi	3/2.0 (+1)	1,916 (-4%)	7mo	$164,000	$86	56
1809 Mocking Bird Ln	0.70mi	2/2.0	2,046 (+3%)	9mo	$200,000	$98	55
1323 W Maine St	0.23mi	3/2.0 (+1)	1,706 (-14%)	9mo	$135,000	$79	53
1505 Tahlequah Pl	0.67mi	3/2.0 (+1)	2,071 (+4%)	6mo	$255,000	$123	52
210 S Johnson St	0.60mi	3/2.0 (+1)	1,760 (-12%)	0mo	$149,900	$85	48
522 S Johnson St	0.64mi	3/2.0 (+1)	1,850 (-7%)	12mo	$110,000	$59	44
1301 Indian Dr	0.58mi	3/2.0 (+1)	2,268 (+14%)	3mo	$230,000	$101	42

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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $5,437
• Equity at exit: $16,252

10-year hold

• IRR: 13.6%
• Equity multiple: 2.06×
• Total profit: $32,272
• Equity at exit: $9,424

Cash invested: $30,520 (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 73703

• Rents YoY: 2.4%
• Active inventory: 171
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $375

Break-even live

Break-even rent $822

Max offer price $109,000

Occupancy floor 66%

Sensitivity live

Price	-10% $437	-5% $406	+0% $375	+5% $344	+10% $313
Rent	-10% $273	-5% $324	+0% $375	+5% $426	+10% $478
Rate	-1.0pp $430	-0.5pp $403	base $375	+0.5pp $347	+1.0pp $318

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $109,000 Active 204 DOM
2. 2026-06-18
   days on market $109,000 Active 203 DOM
3. 2026-06-17
   days on market $109,000 Active 202 DOM
4. 2026-06-16
   days on market $109,000 Active 201 DOM
5. 2026-06-15
   days on market $109,000 Active 200 DOM
6. 2026-06-14
   days on market $109,000 Active 198 DOM
7. 2026-06-12
   days on market $109,000 Active 197 DOM
8. 2026-06-09
   days on market $109,000 Active 194 DOM
9. 2026-06-08
   days on market $109,000 Active 193 DOM
10. 2026-06-07
    days on market $109,000 Active 192 DOM
11. 2026-06-02
    days on market $109,000 Active 187 DOM
12. 2026-06-01
    days on market $109,000 Active 186 DOM
13. 2026-05-31
    days on market $109,000 Active 185 DOM
14. 2026-05-30
    days on market $109,000 Active 184 DOM
15. 2026-05-05
    price $119,000
16. 2026-03-20
    price $128,000
17. 2025-11-26
    listed $140,000 Active
18. 1994-03-10
    soldstatus $25,000

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $981 · $82/mo
• Expected delta: +$594/yr (+$49/mo · 153.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,561
• − Mortgage interest: −$6,106
• − Property taxes: −$387
• − Insurance: −$545
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$3,171
• Taxable income: $2,863
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $3,815/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: Enid
• NCES district ID: 4010920
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $42,389
• Composite: 17.59/100
• National rank: #9040
• State rank: #168 of 270 in OK

Livability — Enid

• Score: 63/100
• State rank: #212
• US rank: #15472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Enid, OK
• County: Garfield County · 55,032 people
• City population: 55,032
• Metro: Enid, OK
• Population (ZIP): 30,556
• Household income: $73,333
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 702.0

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 69,026 people
• By 2030: 72,171 · +4.6%
• By 2040: 79,366 · +15.0%
• By 2050: 87,847 · +27.3%
• By 2075: 112,714 · +63.3%
• By 2100: 135,682 · +96.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 9% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 2% Chinese 1%

Political lean MEDSL · Garfield

• 2024 margin: Solid R (+53.8) · D 22.2% · R 76.0% · Other 1.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -51.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+53.7 2016: R+53.5 2012: R+52.5 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.61%
• Current HPI: 187.8197
• Rent YoY: ▲ 2.42%
• Metro: Enid, 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

+376.0% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $119,000 NWOAR
• 2026-03-20 Price Changed $128,000 NWOAR
• 2025-11-26 Listed $140,000 NWOAR
• 1994-03-10 Sold (Public Records) $25,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $387 · +9.3% YoY. Source: county tax records.