202 N East Ave · Tahlequah, OK 74464

$100,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 181 Days on market

Built 1945 6,500 sqft lot Est $108k · 8% 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 +25.9/30.0
• ARV discount +11.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.5/10.0
• Rent growth +4.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2 bed, 1 bath home located in the heart of town at 202 N. East Ave. This gem is situated conveniently close to Tahlequah Schools, making it ideal. Don't miss the opportunity to own this cozy residence, perfect for a new homeowner seeking comfort and convenience.

Key facts

• 6,500 sq ft lot
• Built 1945
• Listed 181 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces west
• Construction: HardiPlank siding; Wood frame construction; Metal roof; Built (year source: public records)
• Exterior features: Dirt driveway; Covered patio and porch; Shed(s); Full chain link fencing

Interior

• Kitchen: Convection oven; Oven; Range; Stove
• Flooring: Wood veneer flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Aluminum window frames; Laminate countertops; Cable TV available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.3% in Tahlequah — 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 66/100 on livability (#124 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D, amenities D, commute F.
• Tahlequah (town): math 27% / reading 25% proficiency, ranked #109 of 270 in OK (top 40%) — 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 fast (+9.2%/yr); 367 active listings in the ZIP; 48 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cherokee County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $100k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1945 — 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. 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: 1.05% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $108,420
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
640 Oklahoma Ave	0.29mi	2/1.0	785 (+1%)	7mo	$129,900	$165	80
326 N Oak Ave	0.14mi	2/1.0	780 (0%)	19mo	$130,000	$167	78
801 E Harrison St	0.12mi	2/1.0	742 (-5%)	10mo	$25,000	$34	78
306 Wilson Ave	0.47mi	2/1.0	792 (+2%)	4mo	$110,000	$139	72
734 E Normal St	0.33mi	2/1.0	825 (+6%)	8mo	$119,500	$145	68
510 N Oak Ave	0.34mi	2/1.0	832 (+7%)	21mo	$65,000	$78	55
415 W Morgan St	0.74mi	2/1.5	804 (+3%)	13mo	$78,900	$98	47

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $4,885
• Equity at exit: $14,910

10-year hold

• IRR: 17.6%
• Equity multiple: 2.77×
• Total profit: $49,455
• Equity at exit: $8,646

Cash invested: $28,000 (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 74464

• Rents YoY: 9.2%
• Active inventory: 367
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$22 /mo · $265/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $244

Break-even live

Break-even rent $745

Max offer price $100,000

Occupancy floor 72%

Sensitivity live

Price	-10% $301	-5% $273	+0% $244	+5% $216	+10% $188
Rent	-10% $161	-5% $203	+0% $244	+5% $286	+10% $328
Rate	-1.0pp $295	-0.5pp $270	base $244	+0.5pp $218	+1.0pp $192

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-05
   days on market $100,000 Active 181 DOM
2. 2026-06-03
   days on market $100,000 Active 180 DOM
3. 2026-06-02
   days on market $100,000 Active 179 DOM
4. 2026-06-01
   days on market $100,000 Active 178 DOM
5. 2026-05-31
   days on market $100,000 Active 177 DOM
6. 2026-05-30
   days on market $100,000 Active 176 DOM
7. 2026-05-06
   price $100,000
8. 2026-03-02
   price $105,000
9. 2026-01-27
   price $110,000
10. 2025-12-17
    price $115,000
11. 2025-12-04
    listed $120,000 Active
12. 2005-09-06
    soldstatus $45,000

ⓘ 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: $265 · $22/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$635/yr (+$53/mo · 239.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,647
• − Mortgage interest: −$5,602
• − Property taxes: −$265
• − Insurance: −$500
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$2,909
• Taxable income: $1,348
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $2,610/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: Tahlequah
• NCES district ID: 4029380
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 25% ▼ -11.00%
• Median HH income: $32,990
• Composite: 21.28/100
• National rank: #8393
• State rank: #109 of 270 in OK

Livability — Tahlequah

• Score: 66/100
• State rank: #124
• US rank: #12171

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tahlequah, OK
• County: Cherokee County · 31,116 people
• City population: 31,116
• Metro: Tahlequah, OK
• Population (ZIP): 31,116
• Household income: $51,262
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1058.0

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 51,747 people
• By 2030: 53,481 · +3.4%
• By 2040: 56,503 · +9.2%
• By 2050: 59,370 · +14.7%
• By 2075: 67,178 · +29.8%
• By 2100: 70,900 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.82)
• Race & ethnicity: White 41% Native American 35% Two or more races 16% Hispanic / Latino 10% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 6%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+32.6) · D 32.7% · R 65.3% · Other 2.0%
• 2008→2024 swing: -20.4pp toward R · 2008: -12.2pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+29.3 2016: R+27.5 2012: R+14.1 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -184.14%
• Current HPI: 226.4004
• Rent YoY: ▲ 9.23%
• Metro: Tahlequah, 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

+122.2% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $100,000 MLS Technology, Inc.
• 2026-03-02 Price Changed $105,000 MLS Technology, Inc.
• 2026-01-27 Price Changed $110,000 MLS Technology, Inc.
• 2025-12-17 Price Changed $115,000 MLS Technology, Inc.
• 2025-12-04 Listed $120,000 MLS Technology, Inc.
• 2005-09-06 Sold (Public Records) $45,000 Public Records

Property tax history

-5.0%/yr

Latest (2025): $265 · -5.7% YoY. Source: county tax records.