901 S College Ave · Tahlequah, OK 74464

$60,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 9 Days on market

Built 1940 7,000 sqft lot Est $55k · 9% over

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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
• Rent growth +4.8/5.0
• ARV discount +3.6/15.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with a Great Location! This 2 bedroom, 1 bathroom giraffe rock style home offers approximately 800 SqFt (per CH) and is situated on 2 city lots totaling . 16 acres M/L. Located on a corner lot, the property provides additional access, flexibility, and room for future improvements. Whether you're looking for your next renovation project, investment property, or a place to customize to your own style, this property offers plenty of possibilities. A storm cellar adds valuable storage and shelter space, while the generous lot size provides room for outdoor living, expansion, or additional parking. Bring your vision and creativity to unlock the potential this property has to off

Key facts

• Corner lot
• Storm cellar
• Generous lot size

Tags

• CORNER LOT
• STORM CELLAR
• GENEROUS LOT SIZE

Property features AI

Exterior

• Security: Storm shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces west; Slab foundation
• Construction: Stone construction; Asphalt and fiberglass roof
• Exterior features: Corner lot; No exterior features listed

Interior

• Flooring: Concrete flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Wood window frames; No additional interior features listed
• Laundry & utility: No hot water (appliance status listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 15.5% 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1940 — 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: 1.76% ✓
• Cap rate: 15.55%
• Cash-on-cash: 33.05%
• DSCR: 2.47
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $55,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Wilson Ave	0.54mi	2/1.0	792 (-1%)	4mo	$110,000	$139	70
755 Bluff Ave	0.20mi	2/1.0	768 (-4%)	19mo	$53,333	$69	68
749 Bluff Ave	0.22mi	2/1.0	768 (-4%)	19mo	$53,333	$69	67
302 Short St Unit 1/2	0.23mi	2/1.0	768 (-4%)	19mo	$53,333	$69	67
302 Short St	0.23mi	2/1.0	768 (-4%)	19mo	$53,333	$69	67
304 Short St	0.24mi	2/1.0	768 (-4%)	19mo	$53,333	$69	67
304 Short St Unit 1/2	0.24mi	2/1.0	836 (+4%)	19mo	$53,333	$64	66
535 S Mission Ave	0.38mi	2/1.0	868 (+8%)	9mo	$108,900	$125	61
411 Meadowbrook	0.52mi	1/1.0 (-1)	825 (+3%)	18mo	$95,000	$115	51
751 Bluff Ave	0.22mi	2/1.0	916 (+14%)	19mo	$53,333	$58	50
835 Lamer Ave	0.25mi	3/2.0 (+1)	912 (+14%)	14mo	$149,900	$164	45
421 S Mission Ave	0.51mi	2/1.5	735 (-8%)	23mo	$100,000	$136	42

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: 33.5%
• Equity multiple: 2.51×
• Total profit: $25,321
• Equity at exit: $8,946

10-year hold

• IRR: 43.0%
• Equity multiple: 6.08×
• Total profit: $85,366
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $463

Break-even live

Break-even rent $471

Max offer price $60,000

Occupancy floor 51%

Sensitivity live

Price	-10% $497	-5% $480	+0% $463	+5% $446	+10% $429
Rent	-10% $379	-5% $421	+0% $463	+5% $504	+10% $546
Rate	-1.0pp $493	-0.5pp $478	base $463	+0.5pp $447	+1.0pp $431

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $60,000 Active 9 DOM
2. 2026-06-18
   days on market $60,000 Active 8 DOM
3. 2026-06-17
   days on market $60,000 Active 7 DOM
4. 2026-06-16
   days on market $60,000 Active 6 DOM
5. 2026-06-15
   days on market $60,000 Active 5 DOM
6. 2026-06-14
   days on market $60,000 Active 3 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $60,000 Active 2 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: $387 · $32/mo
• Projected year-2 tax: $540 · $45/mo
• Expected delta: +$153/yr (+$13/mo · 39.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,678
• − Mortgage interest: −$3,361
• − Property taxes: −$387
• − Insurance: −$300
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$1,745
• Taxable income: $4,856
• Est. tax owed @ 24.0%: −$1,165
• After-tax cash flow: $4,387/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

1 event — show timeline

• 2026-06-09 Listed $60,000 MLS Technology, Inc.

Property tax history

+6.3%/yr

Latest (2025): $387 · +3.5% YoY. Source: county tax records.