1618 E Cherokee Ave · Enid, OK 73701

$15,000

2 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 54 Days on market

Built 1927 5,062 sqft lot ↓ 32% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special!!! Great potential for renting or for flipping. close to Major Highway and shopping

Key facts

• 5,062 sq ft lot
• Built 1927
• Listed 54 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($949 rent vs $15k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 57.3% vs local median 5.0% in Enid — 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 63/100 on livability (#212 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Enid (town): math 19% / reading 22% proficiency, ranked #168 of 270 in OK (top 62%) — 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: Adams Es (math 8% / reading 12%, grade F, #711 of 845 statewide, top 87%, 279 students, 0% FRL); Enid Hs (math 14% / reading 26%, grade F, #236 of 447 statewide, top 61%, 2,252 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 (+3.2%/yr); 79 active listings in the ZIP; 19 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $104 of loan paydown is wiped out by about $450 of value loss. Plan a longer hold.
• Garfield County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1927 — 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 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?
5. Crime grade is F 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: 6.33% ✓
• Cap rate: 57.33%
• Cash-on-cash: 182.29%
• DSCR: 9.11
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $83,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1409 E Maine St	0.17mi	2/1.0	1,212 (-4%)	10mo	$60,000	$50	77
1709 E Cypress Ave	0.42mi	2/1.0	1,296 (+2%)	4mo	$115,000	$89	73
1701 E Oklahoma Ave	0.12mi	2/1.0	1,136 (-10%)	5mo	$75,000	$66	73
442 N Davis St	0.63mi	2/1.0	1,215 (-4%)	4mo	$37,000	$30	60
1713 E Elm Ave	0.36mi	3/1.0 (+1)	1,120 (-11%)	3mo	$105,000	$94	57
621 N 12th St	0.68mi	3/1.5 (+1)	1,230 (-3%)	4mo	$74,200	$60	54
1018 E Pine Ave	0.71mi	2/1.0	1,182 (-6%)	4mo	$55,000	$47	53
2224 E Pine Ave	0.70mi	3/1.0 (+1)	1,344 (+6%)	1mo	$89,000	$66	51
322 N 11th St	0.62mi	2/1.0	1,090 (-14%)	0mo	$29,000	$27	48
1814 E Oak Ave	0.59mi	2/1.0	1,116 (-12%)	8mo	$75,000	$67	46
729 N 15th St	0.69mi	3/1.0 (+1)	1,165 (-8%)	11mo	$108,000	$93	40
714 N 14th St	0.67mi	3/1.0 (+1)	1,094 (-13%)	1mo	$70,000	$64	40

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 · 3.16% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.14×
• Total profit: $38,377
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 21.58×
• Total profit: $86,452
• Equity at exit: $1,297

Cash invested: $4,200 (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 73701

• Home prices YoY: -30.2%
• Rents YoY: 3.2%
• Active inventory: 79
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $949 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $638

Break-even live

Break-even rent $142

Max offer price $15,000

Occupancy floor 28%

Sensitivity live

Price	-10% $646	-5% $642	+0% $638	+5% $634	+10% $630
Rent	-10% $563	-5% $601	+0% $638	+5% $676	+10% $713
Rate	-1.0pp $646	-0.5pp $642	base $638	+0.5pp $634	+1.0pp $630

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-01-17
   status Pending
2. 2025-12-31
   price $15,000
3. 2025-12-08
   price $19,900
4. 2025-12-01
   price $24,900
5. 2025-11-24
   listed $29,900 Active
6. 2010-11-09
   soldstatus $22,000

ⓘ 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: $326 · $27/mo
• Projected year-2 tax: $326 · $27/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,394
• − Mortgage interest: −$840
• − Property taxes: −$326
• − Insurance: −$75
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$436
• Taxable income: $7,893
• Est. tax owed @ 24.0%: −$1,894
• After-tax cash flow: $5,762/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: Enid
• NCES district ID: 4010920
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $42,389
• Composite: 17.59/100
• National rank: #9040
• State rank: #168 of 270 in OK

Livability — Enid

• Score: 63/100
• State rank: #212
• US rank: #15472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Enid, OK
• County: Garfield County · 55,032 people
• City population: 55,032
• Metro: Enid, OK
• Population (ZIP): 24,476
• Household income: $50,843
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 576.0

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 69,026 people
• By 2030: 72,171 · +4.6%
• By 2040: 79,366 · +15.0%
• By 2050: 87,847 · +27.3%
• By 2075: 112,714 · +63.3%
• By 2100: 135,682 · +96.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Hispanic / Latino 22% Two or more races 11% Pacific Islander 10% Native American 4% Black 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Iranian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 79% English-only · Spanish 14% Other Asian/Pacific 6%

Political lean MEDSL · Garfield

• 2024 margin: Solid R (+53.8) · D 22.2% · R 76.0% · Other 1.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -51.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+53.7 2016: R+53.5 2012: R+52.5 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.42%
• Current HPI: 169.408
• Rent YoY: ▲ 3.16%
• Metro: Enid, 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

-31.8% since first listed

6 events — show timeline

• 2026-01-17 Pending — MLSOK
• 2025-12-31 Price Changed $15,000 MLSOK
• 2025-12-08 Price Changed $19,900 MLSOK
• 2025-12-01 Price Changed $24,900 MLSOK
• 2025-11-24 Listed $29,900 MLSOK
• 2010-11-09 Sold (Public Records) $22,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $326 · +148.8% YoY. Source: county tax records.