503 S Cherokee Ave · Tahlequah, OK 74464

$80,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 19 Days on market

Built 1948 Est $150k · 47% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

GREAT FIXER UPPER BEING SOLD AS IS.

Key facts

• Older house
• 2story
• Built 1948

Tags

• LOCATION CLOSE TO SCHOOLS
• LOCATION CLOSE TO SHOPPING
• OLDER HOUSE
• 2STORY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.6% 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).
• This rent runs 31% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $20k; list at $80k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.63% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.60%
• DSCR: 2.32
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $149,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 S Cherokee Ave	0.04mi	2/1.0 (-1)	1,064 (+3%)	6mo	$164,000	$154	83
325 W Chickasaw St	0.17mi	3/1.0	1,172 (+14%)	0mo	$140,000	$119	69
702 S College	0.19mi	2/1.0 (-1)	1,120 (+8%)	4mo	$70,000	$63	69
411 S Lee Ave	0.25mi	2/2.0 (-1)	961 (-7%)	0mo	$172,000	$179	68
757 Bluff St	0.35mi	3/1.0	1,103 (+7%)	6mo	$144,000	$131	67
708 S Cherokee Ave	0.23mi	3/1.5	1,112 (+8%)	13mo	$171,000	$154	63
215 E Fuller St	0.61mi	2/1.0 (-1)	1,007 (-2%)	3mo	$146,500	$145	60
761 Bluff Ave	0.37mi	2/1.0 (-1)	944 (-8%)	5mo	$132,900	$141	60
759 Bluff St	0.36mi	2/1.0 (-1)	931 (-10%)	3mo	$134,900	$145	59
813 W Choctaw St	0.54mi	3/1.0	1,104 (+7%)	5mo	$120,000	$109	59
602 N Jones Ave	0.74mi	3/2.0	1,080 (+5%)	1mo	$175,000	$162	53
1009 Hillcrest Ave	0.68mi	3/1.0	1,172 (+14%)	8mo	$170,000	$145	39

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: 29.3%
• Equity multiple: 2.30×
• Total profit: $29,094
• Equity at exit: $11,928

10-year hold

• IRR: 39.2%
• Equity multiple: 5.55×
• Total profit: $101,898
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,304 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $553

Break-even live

Break-even rent $604

Max offer price $80,000

Occupancy floor 53%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-15
   days on market $80,000 Active 19 DOM
2. 2026-06-14
   days on market $80,000 Active 17 DOM
3. 2026-06-12
   days on market $80,000 Active 16 DOM
4. 2026-06-09
   days on market $80,000 Active 13 DOM
5. 2026-06-08
   days on market $80,000 Active 12 DOM
6. 2026-06-07
   days on market $80,000 Active 11 DOM
7. 2026-06-05
   days on market $80,000 Active 8 DOM
8. 2026-06-03
   days on market $80,000 Active 7 DOM
9. 2026-06-02
   days on market $80,000 Active 6 DOM
10. 2026-06-01
    days on market $80,000 Active 5 DOM
11. 2026-05-31
    days on market $80,000 Active 4 DOM
12. 2026-05-30
    days on market $80,000 Active 3 DOM
13. 2026-05-28
    listed $80,000 Active
14. 2002-10-07
    soldstatus $20,000 35-char remark

    Show marketing remark (35 chars)

    GREAT FIXER UPPER BEING SOLD AS IS.

15. 2002-10-07
    soldstatus $20,000

    Show marketing remark (35 chars)

    GREAT FIXER UPPER BEING SOLD AS IS.

16. 2002-03-27
    listed $32,500 35-char remark

    Show marketing remark (35 chars)

    GREAT FIXER UPPER BEING SOLD AS IS.

ⓘ 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: $292 · $24/mo
• Projected year-2 tax: $720 · $60/mo
• Expected delta: +$428/yr (+$36/mo · 146.6%)

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

Taxation est. · year 1

• Rental income: $15,642
• − Mortgage interest: −$4,481
• − Property taxes: −$292
• − Insurance: −$400
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$2,327
• Taxable income: $5,639
• Est. tax owed @ 24.0%: −$1,353
• After-tax cash flow: $5,278/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

+146.2% since first listed

4 events — show timeline

• 2026-05-28 Listed $80,000 FSBO.com
• 2002-10-07 Sold (Public Records) $20,000 Public Records
• 2002-10-07 Sold (MLS) $20,000 MLS Technology, Inc.
• 2002-03-27 Listed $32,500 MLS Technology, Inc.

Property tax history

+2.6%/yr

Latest (2025): $292 · -2.3% YoY. Source: county tax records.