725 Sooner Dr · Tahlequah, OK 74464

$112,500

2 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 85 Days on market

Built 1967 0.36 ac lot Est $193k · 42% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.8/10.0
• 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

Don’t miss your chance to own this charming and well-maintained single-family home located in one of Tahlequah’s most desirable and walkable neighborhoods. Listed at just $135,000, this 2-bedroom, 1-bath home at 725 Sooner Drive offers 1,356 square feet (per CH) of functional living space, all situated on a generous 15,500 sq ft corner lot. Whether you’re a first-time homebuyer, downsizing, or investing, this home checks all the boxes for comfort, location, and value. Step inside to discover a warm and inviting interior featuring a brick fireplace, central heat and air, and a bonus room perfect for a home office, playroom, or extra living space. The layout is practical yet

Key facts

• Brick fireplace
• Single family home
• Bonus room

Tags

• SINGLE FAMILY HOME
• BRICK FIREPLACE
• BONUS ROOM
• COVERED BACK DECK
• LARGE FENCED IN YARD
• CORNER LOT

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered patio/porch/deck; Patio; Porch; Deck; Gravel driveway; Full chain-link fence; Shed(s); Corner lot; Mature trees

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator; Gas water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air; Window unit(s)
• Interior features: Laminate counters; Cable TV available; Ceiling fan(s); Gas range and gas oven connections; Storm door(s); Wood frame windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $106k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 $778 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $112k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,750 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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: 1.08% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.75%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $192,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 Kaufman Ave	0.32mi	3/2.0 (+1)	1,260 (-7%)	5mo	$108,500	$86	60
1159 E Ross St	0.41mi	3/2.0 (+1)	1,322 (-2%)	11mo	$244,900	$185	59
111 N Logan Dr	0.74mi	2/2.0	1,352 (-0%)	6mo	$111,300	$82	56
313 Redbud Ln	0.49mi	3/1.5 (+1)	1,400 (+3%)	12mo	$145,000	$104	54
601 Quail Ridge Dr	0.53mi	3/2.0 (+1)	1,458 (+8%)	3mo	$228,000	$156	51
260 Hickory Dr	0.64mi	3/2.0 (+1)	1,427 (+5%)	9mo	$209,500	$147	45
1105 S Maple Ave	0.61mi	3/2.0 (+1)	1,467 (+8%)	5mo	$197,000	$134	44
413 Greenwood Dr	0.63mi	3/2.0 (+1)	1,472 (+9%)	6mo	$209,000	$142	42
800 S Maple Ave	0.61mi	3/1.5 (+1)	1,224 (-10%)	18mo	$172,500	$141	34
412 E Keetoowah St	0.71mi	3/2.0 (+1)	1,247 (-8%)	15mo	$231,900	$186	32
702 Wilson Ave	0.71mi	3/2.0 (+1)	1,552 (+14%)	5mo	$187,700	$121	30
1306 E Shawnee St	0.74mi	3/2.0 (+1)	1,181 (-13%)	10mo	$210,000	$178	26

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $4,438
• Equity at exit: $16,774

10-year hold

• IRR: 17.0%
• Equity multiple: 2.71×
• Total profit: $53,834
• Equity at exit: $9,727

Cash invested: $31,500 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$590
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $256

Break-even live

Break-even rent $885

Max offer price $112,500

Occupancy floor 74%

Sensitivity live

Price	-10% $320	-5% $288	+0% $256	+5% $224	+10% $192
Rent	-10% $160	-5% $208	+0% $256	+5% $304	+10% $352
Rate	-1.0pp $313	-0.5pp $285	base $256	+0.5pp $227	+1.0pp $197

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $112,500 Active 85 DOM
2. 2026-06-18
   days on market $112,500 Active 84 DOM
3. 2026-06-17
   days on market $112,500 Active 83 DOM
4. 2026-06-16
   days on market $112,500 Active 82 DOM
5. 2026-06-16
   pricestatus $112,500 Active 81 DOM
6. 2026-05-07
   price $125,000
7. 2026-03-09
   listed $135,000 Active
8. 2026-03-09
   historical
9. 2026-02-06
   price $135,000
10. 2025-11-14
    price $149,000
11. 2025-09-26
    listed $154,000 Active
12. 2001-07-03
    soldstatus $42,000

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$260/yr (+$22/mo · 34.6%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,514
• − Mortgage interest: −$6,302
• − Property taxes: −$752
• − Insurance: −$562
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$3,273
• Taxable income: $1,303
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $2,759/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

+197.6% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $125,000 MLS Technology, Inc.
• 2026-03-09 Listing Removed — MLS Technology, Inc.
• 2026-03-09 Listed $135,000 MLS Technology, Inc.
• 2026-02-06 Price Changed $135,000 MLS Technology, Inc.
• 2025-11-14 Price Changed $149,000 MLS Technology, Inc.
• 2025-09-26 Listed $154,000 MLS Technology, Inc.
• 2001-07-03 Sold (Public Records) $42,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $752 · +3.4% YoY. Source: county tax records.