9357 N 547 Rd · Peggs, OK 74441

$64,900

2 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 15 Days on market

Built 1983 0.97 ac lot ↓ 41% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

RECENTLY RENOVATED 3 BED, 2 BATH TOTAL ELECTRIC HOME ON 1 ACRE M/L. BEAUTIFUL HOME WITH LOTS OF UPGRADES AND PLENTY OF STORAGE INSIDE/OUT & SPACE FOR ENTERTAINING AS WELL. SO DON'T MISS OUT ON THIS ONE OF A KIND PLACE YOU COULD CALL 'HOME'.

Key facts

• 0.97 acre lot
• Built 1983
• Listed 15 days

Property features AI

Finance

• Financial info: Tax details available but excluded per guidelines

Exterior

• Parking: Parking details not provided
• Security: Smoke detector(s)
• Utilities: Rural water source; Aerobic septic system; Electric service
• Home design: Single-story home; Faces east; Slab foundation
• Construction: Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Sprinkler / irrigation system; Barn(s) and storage structures; Partial chain link fencing; Mature trees on the lot; No safety shelter; smoke detector(s) present

Interior

• Kitchen: Country-style kitchen; Oven; Range / Stove
• Bedrooms: Master bedroom with walk-in closet (First floor); Two additional bedrooms with walk-in closets (First floor)
• Flooring: Tile; Wood veneer
• Bathrooms: Master bath with shower only (First floor); Hall full bath (First floor) — total of 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum window frames; Storm door(s); Accessible doors; Ceiling fan(s); Electric oven connection; Other interior features
• Laundry & utility: Inside utility room (First floor); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#308 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Peggs (rural): math 25% / reading 30% proficiency, ranked #309 of 513 in OK (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 42 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 ($449 loan paydown + $5k appreciation (7.5% local appreciation)).
• Cherokee County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago 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: severe 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 $63,926 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.69% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.42%
• DSCR: 2.31
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.7%
• Equity multiple: 3.92×
• Total profit: $52,996
• Equity at exit: $47,053

10-year hold

• IRR: 38.6%
• Equity multiple: 8.30×
• Total profit: $132,672
• Equity at exit: $91,328

Cash invested: $18,172 (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 74441

• Home prices YoY: 2.5%
• Active inventory: 42
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$55 /mo · $658/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $446

Break-even live

Break-even rent $534

Max offer price $64,900

Occupancy floor 54%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-07
   status Pending
2. 2026-04-21
   listed $64,900 Active
3. 2014-07-10
   soldstatus $1,000,000
4. 2014-07-08
   soldstatus $100,000 246-char remark

   Show marketing remark (246 chars)

   RECENTLY RENOVATED 3 BED, 2 BATH TOTAL ELECTRIC HOME ON 1 ACRE M/L. BEAUTIFUL HOME WITH LOTS OF UPGRADES AND PLENTY OF STORAGE INSIDE/OUT & SPACE FOR ENTERTAINING AS WELL. SO DON'T MISS OUT ON THIS ONE OF A KIND PLACE YOU COULD CALL 'HOME'.

5. 2014-03-24
   listed $109,900 246-char remark

   Show marketing remark (246 chars)

   RECENTLY RENOVATED 3 BED, 2 BATH TOTAL ELECTRIC HOME ON 1 ACRE M/L. BEAUTIFUL HOME WITH LOTS OF UPGRADES AND PLENTY OF STORAGE INSIDE/OUT & SPACE FOR ENTERTAINING AS WELL. SO DON'T MISS OUT ON THIS ONE OF A KIND PLACE YOU COULD CALL 'HOME'.

ⓘ 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: $658 · $55/mo
• Projected year-2 tax: $658 · $55/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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,182
• − Mortgage interest: −$3,635
• − Property taxes: −$658
• − Insurance: −$324
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$1,888
• Taxable income: $4,567
• Est. tax owed @ 24.0%: −$1,096
• After-tax cash flow: $4,251/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: Peggs
• NCES district ID: 4023730
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $38,982
• Composite: 26.01/100
• National rank: #12750
• State rank: #309 of 513 in OK

Livability — Peggs

• Score: 61/100
• State rank: #308
• US rank: #17882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peggs, OK
• Population (ZIP): 5,700

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 0.77)
• Race & ethnicity: White 48% Native American 35% Two or more races 13% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▲ 7.49%
• Current HPI: 300.784
• 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

-40.9% since first listed

5 events — show timeline

• 2026-05-07 Pending — MLS Technology, Inc.
• 2026-04-21 Listed $64,900 MLS Technology, Inc.
• 2014-07-10 Sold (Public Records) $1,000,000 Public Records
• 2014-07-08 Sold (MLS) $100,000 MLS Technology, Inc.
• 2014-03-24 Listed $109,900 MLS Technology, Inc.

Property tax history

+3.4%/yr

Latest (2025): $658 · +0.0% YoY. Source: county tax records.