16208 Cherokee Trl · Oklahoma City, OK 73078

$237,990

3 bd · 2.0 ba · 1,263 sqft · SingleFamily · 101 Days on market

Built 2026 Excellent condition 2-car garage $188/sqft · at area comps Est $240k · at est.

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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 +10.7/30.0
• ARV discount +7.9/15.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is located at 16208 Cherokee Trail OKLAHOMA CITY OK 73078 priced at 247990, the square foot and stories are 1263, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

Key facts

• 2 garage spots
• Built 2026
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $238k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (18.5% below list).
• Recommended offer: $194k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.9% in Oklahoma City — 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 80/100 on livability (#3 in OK, #1,635 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• Piedmont (rural): math 37% / reading 39% proficiency, ranked #9 of 270 in OK (top 3%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Northwood Es (math 47% / reading 37%, grade F, #84 of 845 statewide, top 11%, 469 students, 0% FRL); Piedmont Ms (math 32% / reading 32%, grade F, #39 of 345 statewide, top 12%, 772 students, 0% FRL); Piedmont Hs (math 38% / reading 44%, grade F, #24 of 447 statewide, top 5%, 1,422 students, 0% FRL).
• Market conditions: 621 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 260 units permitted in Canadian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Canadian County population projected at +64% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• 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 $193,996 (18.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $239,945
• List price: $237,990
• Delta: -0.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16221 Cherokee Trl	0.04mi	3/2.0	1,263 (0%)	0mo	$240,990	$191	98
16313 Cherokee Trl	0.07mi	3/2.0	1,263 (0%)	1mo	$239,990	$190	96
16209 Harvester Dr	0.05mi	3/2.0	1,209 (-4%)	3mo	$209,810	$174	88
16313 Harvester Dr	0.09mi	3/2.0	1,216 (-4%)	2mo	$224,988	$185	88
16200 Lovers Ln	0.06mi	3/2.0	1,209 (-4%)	4mo	$234,900	$194	86
16200 Harvester Dr	0.11mi	3/2.0	1,216 (-4%)	5mo	$218,800	$180	84
16205 Maroon Dr	0.14mi	3/2.0	1,209 (-4%)	4mo	$218,696	$181	83
16217 Harvester Dr	0.06mi	3/2.0	1,355 (+7%)	3mo	$228,050	$168	82
16204 Harvester Dr	0.11mi	3/2.0	1,355 (+7%)	6mo	$228,850	$169	78
16117 Harvester Dr	0.21mi	3/2.0	1,355 (+7%)	5mo	$224,850	$166	74
2103 NE Van Buren Ave	0.62mi	3/2.0	1,347 (+7%)	0mo	$225,000	$167	60
1821 Jefferson Ave Unit NE	0.40mi	3/2.0	1,440 (+14%)	9mo	$274,900	$191	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.31×
• Total profit: $-45,677
• Equity at exit: $35,485

10-year hold

• IRR: -12.4%
• Equity multiple: 0.27×
• Total profit: $-48,851
• Equity at exit: $20,577

Cash invested: $66,637 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 11 under contract
• Months of supply: 5.2 mo (19%/mo absorbed)
• Median asking: $240,445 ($180/sqft)
• Median days on market: 65 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +5.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 73078

• Home prices YoY: -14.2%
• Active inventory: 621
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$1,248
• Tax est. 1.5%: −$297 /mo · $3,570/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-112

Break-even live

Break-even rent $2,082

Max offer price $221,765

Occupancy floor —

Sensitivity live

Price	-10% $52	-5% $-30	+0% $-112	+5% $-194	+10% $-277
Rent	-10% $-265	-5% $-189	+0% $-112	+5% $-35	+10% $41
Rate	-1.0pp $8	-0.5pp $-52	base $-112	+0.5pp $-174	+1.0pp $-237

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: $59,498
• Closing costs: $7,140
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16301 Harvester Dr Piedmont, OK	3.0	2.0	1633	$1,995	$1.22	25d	1	0.05mi
16301 Harvester Dr Piedmont, OK	3.0	2.0	1633	$1,895	$1.16	21d	1	0.05mi
16209 Harvester Dr Piedmont, OK	3.0	2.0	1209	$1,595	$1.32	51d	1	0.05mi
16309 Harvester Dr Piedmont, OK	4.0	2.0	1613	$1,995	$1.24	15d	1	0.06mi
16208 Lovers Ln Piedmont, OK	4.0	2.0	1470	$1,995	$1.36	17d	1	0.13mi

Property features AI

Finance

• Other: Homestead eligible
• Financial info: Not assumableLoan qualifying allowed
• HOA & community: Mandatory association duesAssociation fee $275/monthAssociation covers common area maintenance

Exterior

• Parking: Concrete driveway2-car garage
• Security: Smoke alarm
• Utilities: Electricity availableNatural gas availableCable availableHigh-speed internet availablePublic utilities
• Home design: Single family residenceOne-storyNorth-facingResidential propertyUnder construction (estimated completion 2026-07-27)Never occupied
• Construction: Brick and frame constructionComposition roofLow-E vinyl frame windowsPost-tension foundationBuilder: D.R. HortonUnder construction (estimated completion 2026-07-27)
• Exterior features: Covered patioCovered porchInterior lot

Interior

• Kitchen: DishwasherDisposalMicrowave
• Bedrooms: 3 bedrooms
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Programmable thermostat
• Interior features: Blown cellulose insulationInside utilitySmart home featuresSmoke alarmTankless hot waterHome warranty included
• Laundry & utility: Inside utility

Listing history 38 events

1. 2026-08-08
   days on market $237,990 Active 101 DOM
2. 2026-08-07
   days on market $237,990 Active 100 DOM
3. 2026-08-06
   days on market $237,990 Active 99 DOM
4. 2026-08-05
   days on market $237,990 Active 98 DOM
5. 2026-08-04
   days on market $237,990 Active 97 DOM
6. 2026-08-03
   days on market $237,990 Active 96 DOM
7. 2026-07-31
   days on market $237,990 Active 93 DOM
8. 2026-07-30
   days on market $237,990 Active 91 DOM
9. 2026-07-28
   pricestatusdays on marketlisting id $237,990 Active 90 DOM
10. 2026-06-29
    status $247,990 Pending 62 DOM
11. 2026-06-29
    days on market $247,990 Active 62 DOM
12. 2026-06-28
    days on market $247,990 Active 61 DOM
13. 2026-06-27
    days on market $247,990 Active 60 DOM
14. 2026-06-27
    days on market $247,990 Active 59 DOM
15. 2026-06-25
    days on market $247,990 Active 57 DOM
16. 2026-06-22
    days on market $247,990 Active 55 DOM
17. 2026-06-21
    days on market $247,990 Active 54 DOM
18. 2026-06-18
    days on market $247,990 Active 51 DOM
19. 2026-06-17
    days on market $247,990 Active 50 DOM
20. 2026-06-16
    days on market $247,990 Active 49 DOM
21. 2026-06-15
    days on market $247,990 Active 48 DOM
22. 2026-06-13
    days on market $247,990 Active 46 DOM
23. 2026-06-13
    days on market $247,990 Active 45 DOM
24. 2026-06-09
    days on market $247,990 Active 42 DOM
25. 2026-06-08
    days on market $247,990 Active 41 DOM
26. 2026-06-07
    pricedays on market $247,990 Active 40 DOM
27. 2026-06-03
    days on market $239,990 Active 36 DOM
28. 2026-06-02
    days on market $239,990 Active 35 DOM
29. 2026-06-01
    days on market $239,990 Active 34 DOM
30. 2026-05-31
    days on market $239,990 Active 33 DOM
31. 2026-05-19
    price $247,990 243-char remark

    Show marketing remark (243 chars)

    The property is located at 16208 Cherokee Trail OKLAHOMA CITY OK 73078 priced at 247990, the square foot and stories are 1263, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

32. 2026-05-06
    price $239,990 243-char remark

    Show marketing remark (243 chars)

    The property is located at 16208 Cherokee Trail OKLAHOMA CITY OK 73078 priced at 247990, the square foot and stories are 1263, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

33. 2026-05-06
    price $237,990 243-char remark

    Show marketing remark (243 chars)

    The property is located at 16208 Cherokee Trail OKLAHOMA CITY OK 73078 priced at 247990, the square foot and stories are 1263, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

34. 2026-05-06
    price $239,990 243-char remark

    Show marketing remark (243 chars)

    The property is located at 16208 Cherokee Trail OKLAHOMA CITY OK 73078 priced at 247990, the square foot and stories are 1263, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

35. 2026-05-05
    price $239,990
36. 2026-04-29
    listed $237,990 Active 243-char remark

    Show marketing remark (244 chars)

    The property is located at 16208 Cherokee Trail OKLAMHOMA CITY OK 73078 priced at 237990, the square foot and stories are 1263, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

37. 2026-04-29
    listed $237,990 Active 244-char remark

    Show marketing remark (244 chars)

    The property is located at 16208 Cherokee Trail OKLAMHOMA CITY OK 73078 priced at 237990, the square foot and stories are 1263, 1.The number of bath is 2, halfbath is 0 there are 3 bedrooms and 2 garages. For more details please, call or email.

38. 2026-04-28
    listed $237,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,280
• − Mortgage interest: −$13,331
• − Property taxes: −$3,570
• − Insurance: −$1,190
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$6,923
• Taxable loss: −$5,459
• Est. tax savings @ 24.0%: +$1,310
• After-tax cash flow: $-35/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Smart home package installation — The smart home package can add value by enhancing convenience and safety for potential buyers/tenants. ↑

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Northwood Es F OK #84/845 Nat'l #17,861/41,679 Middle Piedmont Ms F OK #39/345 Nat'l #8,317/14,009 High Piedmont Hs F OK #24/447 Nat'l #7,961/17,239

Schools (NCES district)

• District: Piedmont
• NCES district ID: 4023970
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 39% ▼ -9.00%
• Median HH income: $83,943
• Composite: 36.08/100
• National rank: #4762
• State rank: #9 of 270 in OK

A Composite livability gradescore 80/100

Livability — Oklahoma City

• Score: 80/100
• State rank: #3
• US rank: #1635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oklahoma City, OK
• County: Canadian County · 174,062 people
• City population: 498,656
• Metro: Oklahoma City, OK
• Population (ZIP): 13,021
• Household income: $105,441
• Rent vs Own: 7.9% rent · 92.1% own
• Severe rent burden: 4% of renters

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Population outlook (Canadian County) Hauer SSP2

• Today (2025): 174,062 people
• By 2030: 195,170 · +12.1%
• By 2040: 239,293 · +37.5%
• By 2050: 285,457 · +64.0%
• By 2075: 403,766 · +132.0%
• By 2100: 498,766 · +186.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 11% Hispanic / Latino 10% Black 3% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 4% Iranian 3% Serbian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5%

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Political lean MEDSL · Canadian

• 2024 margin: Solid R (+40.4) · D 28.8% · R 69.2% · Other 2.0%
• 2008→2024 swing: +11.9pp toward D · 2008: -52.2pp · 2024: -40.4pp
• All cycles: 2024: R+40.4 2020: R+43.3 2016: R+51.2 2012: R+54.4 2008: R+52.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.50%
• Current HPI: 262.6535
• Rent YoY: —
• Metro: Oklahoma City, OK
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

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Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Property features AI

Finance

• Other: Homestead eligible
• Financial info: Not assumableLoan qualifying allowed
• HOA & community: Mandatory association duesAssociation fee $275/monthAssociation covers common area maintenance

Exterior

• Parking: Concrete driveway2-car garage
• Security: Smoke alarm
• Utilities: Electricity availableNatural gas availableCable availableHigh-speed internet availablePublic utilities
• Home design: Single family residenceOne-storyNorth-facingResidential propertyUnder construction (estimated completion 2026-07-27)Never occupied
• Construction: Brick and frame constructionComposition roofLow-E vinyl frame windowsPost-tension foundationBuilder: D.R. HortonUnder construction (estimated completion 2026-07-27)
• Exterior features: Covered patioCovered porchInterior lot

Interior

• Kitchen: DishwasherDisposalMicrowave
• Bedrooms: 3 bedrooms
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Programmable thermostat
• Interior features: Blown cellulose insulationInside utilitySmart home featuresSmoke alarmTankless hot waterHome warranty included
• Laundry & utility: Inside utility

Price history

+4.2% since first listed

9 events — show timeline

• 2026-06-04 Price Changed $247,990 MLSOK
• 2026-05-19 Price Changed $247,990 Zillow
• 2026-05-06 Price Changed $239,990 Zillow
• 2026-05-06 Price Changed $237,990 Zillow
• 2026-05-06 Price Changed $239,990 Zillow
• 2026-05-05 Price Changed $239,990 MLSOK
• 2026-04-29 Listed $237,990 Zillow
• 2026-04-29 Listed $237,990 Zillow
• 2026-04-28 Listed $237,990 MLSOK