25302 Highway 51 Hwy · Eldon, OK 74464

$144,500

2 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 99 Days on market

Built 1990 1.00 ac lot

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Why this score? — see what drove the D 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 +14.4/30.0
• ARV discount +7.5/15.0
• Rent growth +4.8/5.0
• DSCR +4.4/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

SUPER CLEAN AND NEAT! Approximately 1152 square feet of living area, (per CH Records) 2 bedroom, 1-1/2 bath home with metal roof, covered front porch, carport, extra storage and laundry room. The rooms are spacious including a very large living room. The interior appears in exceptional condition and well maintained. Also included is a large shop with electric and concrete floor, storage shed, 2-stall implement shed or extra car storage plus situated on 1 acre m/l of beautiful Cherokee County land. This country gem is located just a short 6-7-m minute drive to Tahlequah City Hospital, Hastings Medical Clinic/Hospital and OSU Medical School! This charming property offers many opportunities. W

Key facts

• Covered front porch
• Metal roof
• Extra storage

Tags

• METAL ROOF
• COVERED FRONT PORCH
• EXTRA STORAGE
• LAUNDRY ROOM
• STORAGE SHED
• IMPLEMENT SHED

Property features AI

Finance

• Other: Approximately 1 acre lot; Lot features include farm, mature trees, rolling slope, ranch, wooded; Water access: Illinois River less than 10 miles away; Horses allowed
• HOA & community: Gutters noted as a community/feature

Exterior

• Parking: Attached garage; Detached garage; Carport; Workshop in garage
• Security: No safety shelter
• Utilities: Septic tank; Rural water
• Home design: Single-story home; Faces south; Built per public records
• Construction: Metal roof; HardiPlank and Masonite siding with wood frame; Crawlspace foundation; Year built (public records)
• Exterior features: Covered porch; Porch; Dirt driveway; Rain gutters; Barn(s); Storage; Workshop

Interior

• Kitchen: Kitchen with breakfast nook; Refrigerator; Oven; Range; Gas water heater
• Bedrooms: Master bedroom with private bath (First level); Bedroom with no bath (First level)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (First level, hall/full bath); One half bathroom (First level, master/half bath)
• Heating & cooling: Gas heating; Space heater; Window cooling unit(s)
• Interior features: Laminate counters; Ceiling fan(s); Gas range connection; Gas oven connection; Aluminum window frames; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (inside, First level)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $28 ($338/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (18.9% below list).
• Recommended offer: $117k (18.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#184 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Briggs (rural): math 8% / reading 9% proficiency, ranked #253 of 270 in OK (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% 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 $999 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $85k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $144k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,215 (18.9% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.62×
• Total profit: $-15,470
• Equity at exit: $21,545

10-year hold

• IRR: 4.7%
• Equity multiple: 1.42×
• Total profit: $16,855
• Equity at exit: $12,494

Cash invested: $40,460 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$758
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $28

Break-even live

Break-even rent $1,136

Max offer price $144,500

Occupancy floor 93%

Sensitivity live

Price	-10% $110	-5% $69	+0% $28	+5% $-13	+10% $-54
Rent	-10% $-64	-5% $-18	+0% $28	+5% $74	+10% $121
Rate	-1.0pp $101	-0.5pp $65	base $28	+0.5pp $-9	+1.0pp $-47

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: $36,125
• Closing costs: $4,335
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-07
   status Pending
2. 2026-04-27
   price $144,500
3. 2026-04-18
   price $219,500
4. 2026-03-27
   price $224,500
5. 2026-03-20
   status Active
6. 2026-02-21
   status Pending
7. 2026-02-12
   status Active
8. 2026-01-23
   status Pending
9. 2026-01-07
   status Active
10. 2025-12-29
    status Pending
11. 2025-12-02
    listed $229,900 Active
12. 2009-07-29
    soldstatus $75,000
13. 2009-07-09
    soldstatus $75,000
14. 2009-07-09
    soldstatus $75,000

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $1,300 · $108/mo
• Expected delta: +$342/yr (+$29/mo · 35.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,066
• − Mortgage interest: −$8,094
• − Property taxes: −$958
• − Insurance: −$722
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$4,204
• Taxable loss: −$2,163
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $857/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: Briggs
• NCES district ID: 4005430
• Math proficiency: 8% ▼ -14.00%
• Reading proficiency: 9% ▼ -14.00%
• Median HH income: $37,113
• Composite: 7.15/100
• National rank: #9963
• State rank: #253 of 270 in OK

Livability — Eldon

• Score: 64/100
• State rank: #184
• US rank: #14278

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eldon, OK
• County: Cherokee County · 31,116 people
• 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

+92.7% since first listed

14 events — show timeline

• 2026-05-07 Pending — MLS Technology, Inc.
• 2026-04-27 Price Changed $144,500 MLS Technology, Inc.
• 2026-04-18 Price Changed $219,500 MLS Technology, Inc.
• 2026-03-27 Price Changed $224,500 MLS Technology, Inc.
• 2026-03-20 Relisted — MLS Technology, Inc.
• 2026-02-21 Pending — MLS Technology, Inc.
• 2026-02-12 Relisted — MLS Technology, Inc.
• 2026-01-23 Pending — MLS Technology, Inc.
• 2026-01-07 Relisted — MLS Technology, Inc.
• 2025-12-29 Pending — MLS Technology, Inc.
• 2025-12-02 Listed $229,900 MLS Technology, Inc.
• 2009-07-29 Sold (Public Records) $75,000 Public Records
• 2009-07-09 Sold (Public Records) $75,000 Public Records
• 2009-07-09 Sold (Public Records) $75,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $958 · +9.2% YoY. Source: county tax records.