925 Callie Ave · Tahlequah, OK 74464

$111,000

2 bd · 1.0 ba · 908 sqft · SingleFamily public records · 2 Days on market

Built 1950 9,750 sqft lot Est $131k · 15% under

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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 +23.3/30.0
• ARV discount +14.3/15.0
• DSCR +7.5/10.0
• 1% rule +4.8/10.0
• 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

Investor Alert – Prime NSU Location! Just one block from Northeastern State University, this 2-bedroom, 1-bath home offers an outstanding investment opportunity in one of Tahlequah's most desirable rental locations. Currently tenant-occupied, this property provides immediate income potential and consistent demand from students, faculty, and local professionals. Walking distance to NSU. Established tenant in place. Strong rental demand area. Excellent investment opportunity. Convenient access to campus, dining, and shopping Whether you're looking to expand your portfolio or secure a property in a high-demand location, this one is worth a look! Invest today in a location that stays in d

Key facts

• Tenant occupied
• Prime nsu location
• 9,750 sq ft lot

Tags

• PRIME NSU LOCATION
• INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• WALKING DISTANCE TO NSU
• STRONG RENTAL DEMAND AREA
• CONVENIENT ACCESS TO CAMPUS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-story home; Faces east; Crawlspace foundation; Wood frame construction
• Construction: Built as public records indicate; Asphalt/fiberglass roof
• Exterior features: Concrete driveway; Covered porch; Partial chain link fencing

Interior

• Kitchen: Oven; Range
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate countertops; Aluminum window frames; Electric oven and range connections; Crawl space
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $111k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/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 $109k (1.9% below list).
• Recommended offer: $109k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 8.5% 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 $767 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 ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $111k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $108,946 (1.9% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.98% ✗
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $130,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 W Seneca St	0.30mi	2/1.0	864 (-5%)	1mo	$134,900	$156	77
264 Workman Ct	0.49mi	2/2.0	960 (+6%)	1mo	$138,500	$144	63
402 Minor St	0.48mi	3/1.0 (+1)	945 (+4%)	5mo	$90,000	$95	62
608 E Ward St	0.53mi	2/1.0	900 (-1%)	16mo	$123,000	$137	60
605 Russell Ave	0.54mi	3/2.0 (+1)	928 (+2%)	2mo	$130,000	$140	60
734 E Normal St	0.46mi	2/1.0	825 (-9%)	8mo	$119,500	$145	57
410 W Seneca St	0.49mi	2/1.0	832 (-8%)	11mo	$115,000	$138	54
1006 N Jones Ave	0.56mi	3/1.0 (+1)	936 (+3%)	14mo	$145,000	$155	52
640 Oklahoma Ave	0.45mi	2/1.0	785 (-14%)	7mo	$129,900	$165	51
417 E Shawnee St	0.66mi	3/1.0 (+1)	912 (+0%)	17mo	$145,000	$159	49
419 Minor St	0.52mi	3/1.0 (+1)	1,024 (+13%)	11mo	$119,900	$117	40
415 W Morgan St	0.63mi	2/1.5	804 (-12%)	13mo	$78,900	$98	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: 0.5%
• Equity multiple: 1.02×
• Total profit: $596
• Equity at exit: $16,550

10-year hold

• IRR: 14.3%
• Equity multiple: 2.39×
• Total profit: $43,099
• Equity at exit: $9,597

Cash invested: $31,080 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$582
• Tax from tax record: −$30 /mo · $362/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $202

Break-even live

Break-even rent $834

Max offer price $111,000

Occupancy floor 76%

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-12
   statusdays on market $111,000 Pending 2 DOM
2. 2026-06-09
   remarks 693-char remark
3. 2026-06-09
   listed $111,000 Active 1 DOM

ⓘ 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: $362 · $30/mo
• Projected year-2 tax: $999 · $83/mo
• Expected delta: +$637/yr (+$53/mo · 176.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $13,074
• − Mortgage interest: −$6,218
• − Property taxes: −$362
• − Insurance: −$555
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$3,229
• Taxable income: $618
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $2,278/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

+122.0% since first listed

2 events — show timeline

• 2026-06-08 Listed $111,000 MLS Technology, Inc.
• 2019-10-24 Sold (Public Records) $50,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $362 · -4.2% YoY. Source: county tax records.