113 W Chickasaw St · Tahlequah, OK 74464

$80,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 183 Days on market

Built 1920 6,800 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• 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

Investor's Special! Property is zoned urban residential. Turn this property into a great rental or a nice commercial business. Located in a very good area, close to schools and downtown. Remodel it and live in it. Has great opportunities!

Key facts

• Close to schools
• Close to downtown
• 6,800 sq ft lot

Tags

• ZONED URBAN RESIDENTIAL
• CLOSE TO SCHOOLS
• CLOSE TO DOWNTOWN

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Porch; Storage structure; Chain link and privacy fencing; No additional exterior features listed

Interior

• Kitchen: Mini-kitchen
• Bedrooms: First-floor bedrooms (including master and at least one additional bedroom)
• Flooring: Hardwood; Wood
• Bathrooms: One full bathroom; Hall half-bath described in room details
• Heating & cooling: Electric heating
• Interior features: Hardwood and wood flooring; Other interior features
• Laundry & utility: Electric dryer hookup; Utility room located inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/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: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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).

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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.32%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $52,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Wilson Ave	0.28mi	2/1.0	792 (+3%)	4mo	$110,000	$139	79
749 Bluff Ave	0.34mi	2/1.0	768 (0%)	19mo	$53,333	$69	68
302 Short St Unit 1/2	0.34mi	2/1.0	768 (0%)	19mo	$53,333	$69	68
302 Short St	0.34mi	2/1.0	768 (0%)	19mo	$53,333	$69	68
304 Short St	0.35mi	2/1.0	768 (0%)	19mo	$53,333	$69	68
755 Bluff Ave	0.37mi	2/1.0	768 (0%)	19mo	$53,333	$69	67
606 S College Ave	0.28mi	2/1.0	668 (-13%)	9mo	$45,000	$67	58
411 Meadowbrook	0.24mi	1/1.0 (-1)	825 (+7%)	18mo	$95,000	$115	56
415 W Morgan St	0.52mi	2/1.5	804 (+5%)	13mo	$78,900	$98	55
535 S Mission Ave	0.36mi	2/1.0	868 (+13%)	9mo	$108,900	$125	54
326 N Oak Ave	0.59mi	2/1.0	780 (+2%)	19mo	$130,000	$167	54
304 Short St Unit 1/2	0.35mi	2/1.0	836 (+9%)	19mo	$53,333	$64	53

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: 16.3%
• Equity multiple: 1.69×
• Total profit: $15,560
• Equity at exit: $11,928

10-year hold

• IRR: 28.1%
• Equity multiple: 4.05×
• Total profit: $68,411
• 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: 6.3×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$21 /mo · $254/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $361

Break-even live

Break-even rent $600

Max offer price $80,000

Occupancy floor 61%

Sensitivity live

Price	-10% $406	-5% $383	+0% $361	+5% $338	+10% $315
Rent	-10% $277	-5% $319	+0% $361	+5% $402	+10% $444
Rate	-1.0pp $401	-0.5pp $381	base $361	+0.5pp $340	+1.0pp $319

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 17 events

1. 2026-06-19
   days on market $80,000 Active 183 DOM
2. 2026-06-18
   days on market $80,000 Active 182 DOM
3. 2026-06-17
   days on market $80,000 Active 181 DOM
4. 2026-06-16
   days on market $80,000 Active 180 DOM
5. 2026-06-15
   days on market $80,000 Active 179 DOM
6. 2026-06-14
   days on market $80,000 Active 177 DOM
7. 2026-06-12
   days on market $80,000 Active 176 DOM
8. 2026-06-09
   days on market $80,000 Active 173 DOM
9. 2026-06-08
   days on market $80,000 Active 172 DOM
10. 2026-06-07
    days on market $80,000 Active 171 DOM
11. 2026-06-05
    days on market $80,000 Active 168 DOM
12. 2026-06-03
    days on market $80,000 Active 167 DOM
13. 2026-06-02
    days on market $80,000 Active 166 DOM
14. 2026-06-01
    days on market $80,000 Active 165 DOM
15. 2026-05-31
    days on market $80,000 Active 164 DOM
16. 2026-05-30
    days on market $80,000 Active 163 DOM
17. 2025-12-18
    listed $80,000 Active

ⓘ 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: $254 · $21/mo
• Projected year-2 tax: $720 · $60/mo
• Expected delta: +$466/yr (+$39/mo · 183.5%)

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

Taxation est. · year 1

• Rental income: $12,679
• − Mortgage interest: −$4,481
• − Property taxes: −$254
• − Insurance: −$400
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$2,327
• Taxable income: $3,188
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $3,563/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

1 event — show timeline

• 2025-12-18 Listed $80,000 MLS Technology, Inc.

Property tax history

+3.2%/yr

Latest (2025): $254 · -5.9% YoY. Source: county tax records.