2 bd · 1.0 ba ·
780 sqft ·
Built 1945
· SingleFamily
· Active
· 181 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,054/mo
Mortgage (P&I)
−$524
Tax + insurance
−$64
HOA
−$0
Vac / Maint / Mgmt
−$221
Net cashflow
$244/mo
Annual
$2,933/yr
Cap rate
9.23%
Cash-on-cash
10.47%
DSCR
1.47
1% rule
1.05%
Cash to close
$28,000
Investor read
This is a 2-bed/1.0-bath single-family listed at $100k.
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).
It's been on market 181 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
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.
Location reads 66/100 on livability (#124 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: amenities D, commute F, employment 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.
Zoned schools: Greenwood Es (math 26% / reading 21%, grade F, #407 of 845 statewide, top 48%, 503 students, 0% FRL); Tahlequah Ms (math 28% / reading 25%, grade F, #77 of 345 statewide, top 22%, 676 students, 0% FRL); Tahlequah Hs (math 23% / reading 33%, grade F, #122 of 447 statewide, top 27%, 1,300 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
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).
Cherokee County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
Current owner paid $45k; list at $100k implies a 122% gain — meaningful room to come down on a strong offer.
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.
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.
Questions for listing agent
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?
Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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.
CashFlowRE · CFR-0HZ2HZ62XHG0C8
· Data 2 weeks agocashflowre.app · 2026-05-29