629 Green Country Dr · Park Hill, OK 74464

$110,000

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 32 Days on market

Built 1975

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Rent growth +4.8/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Older two-story home constructed from number one lumber. It has washer and dryer hookups on the screened in porch. It is located near schools and downtown Tahlequah.

Key facts

• Near schools
• Screened in porch
• Built 1975

Tags

• WASHER AND DRYER HOOKUPS
• SCREENED IN PORCH
• NEAR SCHOOLS
• NEAR DOWNTOWN TAHLEQUAH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#285 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, 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: Heritage Es (math 38% / reading 27%, grade F, #210 of 845 statewide, top 25%, 495 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.
• Market conditions: Rents rising fast (+9.2%/yr); 369 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 $761 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $70k; list at $110k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.40%
• DSCR: 1.55
• GRM: 7.3

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: 7.1%
• Equity multiple: 1.29×
• Total profit: $9,045
• Equity at exit: $16,401

10-year hold

• IRR: 20.2%
• Equity multiple: 3.08×
• Total profit: $64,039
• Equity at exit: $9,511

Cash invested: $30,800 (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 74464

• Rents YoY: 9.2%
• Active inventory: 369
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $318

Break-even live

Break-even rent $853

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $380	-5% $349	+0% $318	+5% $287	+10% $256
Rent	-10% $219	-5% $269	+0% $318	+5% $368	+10% $417
Rate	-1.0pp $374	-0.5pp $346	base $318	+0.5pp $290	+1.0pp $261

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-22
   days on market $110,000 Active 32 DOM
2. 2026-06-19
   days on market $110,000 Active 29 DOM
3. 2026-06-18
   days on market $110,000 Active 28 DOM
4. 2026-06-17
   days on market $110,000 Active 27 DOM
5. 2026-06-16
   days on market $110,000 Active 26 DOM
6. 2026-06-15
   days on market $110,000 Active 25 DOM
7. 2026-06-14
   days on market $110,000 Active 23 DOM
8. 2026-06-12
   days on market $110,000 Active 22 DOM
9. 2026-06-09
   days on market $110,000 Active 19 DOM
10. 2026-06-08
    days on market $110,000 Active 18 DOM
11. 2026-06-07
    days on market $110,000 Active 17 DOM
12. 2026-06-05
    days on market $110,000 Active 14 DOM
13. 2026-06-03
    days on market $110,000 Active 13 DOM
14. 2026-06-02
    days on market $110,000 Active 12 DOM
15. 2026-06-01
    days on market $110,000 Active 11 DOM
16. 2026-05-31
    days on market $110,000 Active 10 DOM
17. 2026-05-30
    days on market $110,000 Active 9 DOM
18. 2026-05-22
    listed $110,000 Active
19. 2009-03-27
    soldstatus $70,000
20. 2008-09-03
    historical
21. 2008-03-03
    listed $69,900
22. 2008-03-02
    historical
23. 2007-09-02
    listed $69,900
24. 2007-09-02
    historical
25. 2007-03-02
    listed $69,900
26. 2007-03-02
    historical
27. 2006-09-02
    historical
28. 2006-09-01
    listed $69,900
29. 2006-03-02
    listed $69,900
30. 2006-03-02
    historical
31. 2005-09-03
    historical
32. 2005-09-02
    listed $69,900
33. 2005-03-04
    listed $69,900
34. 2001-05-30
    soldstatus $37,580

ⓘ 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: $613 · $51/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$377/yr (+$31/mo · 61.5%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,068
• − Mortgage interest: −$6,162
• − Property taxes: −$613
• − Insurance: −$550
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$3,200
• Taxable income: $2,133
• Est. tax owed @ 24.0%: −$512
• After-tax cash flow: $3,307/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 — Park Hill

• Score: 61/100
• State rank: #285
• US rank: #17549

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+192.7% since first listed

17 events — show timeline

• 2026-05-22 Listed $110,000 FSBO.com
• 2009-03-27 Sold (Public Records) $70,000 Public Records
• 2008-09-03 Listing Removed — MLS Technology, Inc.
• 2008-03-03 Listed $69,900 MLS Technology, Inc.
• 2008-03-02 Listing Removed — MLS Technology, Inc.
• 2007-09-02 Listing Removed — MLS Technology, Inc.
• 2007-09-02 Listed $69,900 MLS Technology, Inc.
• 2007-03-02 Listing Removed — MLS Technology, Inc.
• 2007-03-02 Listed $69,900 MLS Technology, Inc.
• 2006-09-02 Listing Removed — MLS Technology, Inc.
• 2006-09-01 Listed $69,900 MLS Technology, Inc.
• 2006-03-02 Listing Removed — MLS Technology, Inc.
• 2006-03-02 Listed $69,900 MLS Technology, Inc.
• 2005-09-03 Listing Removed — MLS Technology, Inc.
• 2005-09-02 Listed $69,900 MLS Technology, Inc.
• 2005-03-04 Listed $69,900 MLS Technology, Inc.
• 2001-05-30 Sold (Public Records) $37,580 Public Records

Property tax history

+3.6%/yr

Latest (2025): $613 · +3.5% YoY. Source: county tax records.