30487 S 552 Rd · Cookson, OK 74427

$90,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 18 Days on market

Built 1970 1.85 ac 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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• 1% rule +7.2/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Get ready for boat season by putting your handyman skills to use this winter! This property offers just over an acre and is approximately a mile from public lake access at Lake Tenkiller, complete with a boat ramp and picnic tables. The 1 bed, 1 bath home boasts updates like new electrical, laminate flooring, a remodeled tile bathroom, newer kitchen cabinets, and a newer hot water tank. An added space could easily be finished into a large master bedroom or a second living area. Plus, it’s only 15 miles from Tahlequah for convenient shopping.

Key facts

• Picnic tables
• New hot water tank
• Public lake access

Tags

• PUBLIC LAKE ACCESS
• BOAT RAMP
• PICNIC TABLES
• REMODELED TILE BATHROOM
• NEWER KITCHEN CABINETS
• NEW HOT WATER TANK

Property features AI

Exterior

• Parking: Dirt driveway
• Security: No safety shelter
• Utilities: Electricity available; Phone available; Water available (rural); Septic tank
• Home design: Single-story; Faces west; Crawlspace foundation
• Construction: Vinyl siding; Wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered porch; Dirt driveway; Partial chain link fencing; Corner lot; Mature trees; Boat ramp/lift access to Tenkiller Lake; Horses allowed

Interior

• Kitchen: Laminate counters; Electric oven/range connection
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Propane heating; Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Electric oven/range connection
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 1.8% in Cookson — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Keys (rural): math 39% / reading 40% proficiency, ranked #19 of 270 in OK (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 106 active listings in the ZIP; 48 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $4k appreciation (4.7% local appreciation)).
• Cherokee County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $35k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $90k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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.
4. 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.
5. 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: 1.22% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.06%
• DSCR: 1.58
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $181,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21245 W 888 Rd	0.72mi	4/2.0 (+1)	1,480 (-1%)	19mo	$179,000	$121	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.45×
• Total profit: $36,571
• Equity at exit: $49,262

10-year hold

• IRR: 23.0%
• Equity multiple: 4.82×
• Total profit: $96,278
• Equity at exit: $83,614

Cash invested: $25,200 (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 74427

• Home prices YoY: 1.6%
• Active inventory: 106
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$87 /mo · $1,041/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $274

Break-even live

Break-even rent $755

Max offer price $90,000

Occupancy floor 70%

Sensitivity live

Price	-10% $325	-5% $300	+0% $274	+5% $249	+10% $223
Rent	-10% $187	-5% $231	+0% $274	+5% $318	+10% $361
Rate	-1.0pp $319	-0.5pp $297	base $274	+0.5pp $251	+1.0pp $227

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $90,000 Active 18 DOM
2. 2026-06-18
   days on market $90,000 Active 17 DOM
3. 2026-06-17
   days on market $90,000 Active 16 DOM
4. 2026-06-16
   days on market $90,000 Active 15 DOM
5. 2026-06-15
   days on market $90,000 Active 14 DOM
6. 2026-06-14
   days on market $90,000 Active 12 DOM
7. 2026-06-12
   pricedays on market $90,000 Active 11 DOM
8. 2026-06-09
   days on market $110,000 Active 8 DOM
9. 2026-06-08
   days on market $110,000 Active 7 DOM
10. 2026-06-07
    days on market $110,000 Active 6 DOM
11. 2026-06-05
    days on market $110,000 Active 3 DOM
12. 2026-06-01
    pricedays on marketlisting id $110,000 Active 1 DOM
13. 2026-05-31
    days on market $120,000 Active 177 DOM
14. 2026-05-30
    days on market $120,000 Active 176 DOM
15. 2026-03-20
    price $120,000
16. 2026-03-20
    price $12,000
17. 2025-12-05
    listed $125,000 Active
18. 2023-06-06
    status Active
19. 2023-06-06
    historical
20. 2023-04-27
    status Pending
21. 2023-04-19
    listed $72,000 Active
22. 1998-01-07
    soldstatus $30,000

ⓘ 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: $1,041 · $87/mo
• Projected year-2 tax: $1,041 · $87/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,221
• − Mortgage interest: −$5,041
• − Property taxes: −$1,041
• − Insurance: −$450
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$2,618
• Taxable income: $1,955
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $2,821/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: Keys
• NCES district ID: 4000033
• Math proficiency: 39% ▼ -2.00%
• Reading proficiency: 40% ▲ 4.00%
• Median HH income: $46,426
• Composite: 33.74/100
• National rank: #5370
• State rank: #19 of 270 in OK

Livability — Cookson

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Cookson, OK
• Population (ZIP): 1,332

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: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 16% Native American 9%
• Common ancestry: Slovak 4% Iranian 3% Lithuanian 1%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

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: ▲ 4.68%
• Current HPI: 288.6235
• Rent YoY: —
• Metro: —
• 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

+300.0% since first listed

8 events — show timeline

• 2026-03-20 Price Changed $120,000 MLS Technology, Inc.
• 2026-03-20 Price Changed $12,000 MLS Technology, Inc.
• 2025-12-05 Listed $125,000 MLS Technology, Inc.
• 2023-06-06 Relisted — MLS Technology, Inc.
• 2023-06-06 Listing Removed — MLS Technology, Inc.
• 2023-04-27 Pending — MLS Technology, Inc.
• 2023-04-19 Listed $72,000 MLS Technology, Inc.
• 1998-01-07 Sold (Public Records) $30,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $1,041 · +4.9% YoY. Source: county tax records.