19324 W Dojaro · Pettit, OK 74451

$75,000

2 bd · 2.0 ba · 1,092 sqft · Manufactured public records · 162 Days on market

Built 1975 2.00 ac lot ↓ 40% 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Lake Life Awaits! Just a half mile from beautiful Lake Tenkiller, this property is your chance to have your own slice of the outdoors! Whether you’re dreaming of a cozy cabin, a weekend camping spot, or a future getaway near the water, this location offers endless possibilities. The current dwelling holds no value and the property is priced for land only, giving you a blank canvas to make it your own. Enjoy the peace and quiet, abundant wildlife, and easy access to all the lake fun—boating, fishing, and exploring nearby trails. This property is less than 4 miles to Keys and a mere 12 miles to historic Tahlequah, the capital of Cherokee Nation. Do not miss out on this opportunit

Key facts

• Easy access
• Nearby trails
• Abundant wildlife

Tags

• LAKE TENKILLER
• ABUNDANT WILDLIFE
• EASY ACCESS
• NEARBY TRAILS
• LESS THAN 4 MILES TO KEYS
• 12 MILES TO HISTORIC TAHLEQUAH

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Water available; Septic tank; Rural water source
• Home design: Single-wide manufactured home; 1 story; Faces south; Entry on crawlspace
• Construction: Aluminum siding; Wood siding; Crawlspace foundation with tie downs
• Exterior features: Covered porch; Porch; Partial fencing; Shed(s); Workshop; Mature trees

Interior

• Kitchen: Oven; Range; Stove
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Interior features: Aluminum window frames; Laminate counters; Other interior features
• Laundry & utility: No hot water (appliance noted)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#258 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, amenities F.
• 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.
• Zoned schools: Keys Es (math 44% / reading 44%, grade F, #73 of 845 statewide, top 9%, 493 students, 0% FRL); Keys Hs (math 17% / reading 22%, grade F, #296 of 447 statewide, top 67%, 257 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 145 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 ($519 loan paydown + $4k appreciation (5.7% local appreciation)).
• Cherokee County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $21k 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 162 days — a 12% lower offer ($66k) 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.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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.
6. 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.
7. 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: 1.30% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.37%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.72×
• Total profit: $36,122
• Equity at exit: $45,481

10-year hold

• IRR: 25.2%
• Equity multiple: 5.48×
• Total profit: $94,183
• Equity at exit: $81,075

Cash invested: $21,000 (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 74451

• Home prices YoY: 2.2%
• Active inventory: 145
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $252

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 69%

Sensitivity live

Price	-10% $303	-5% $277	+0% $252	+5% $226	+10% $200
Rent	-10% $175	-5% $213	+0% $252	+5% $290	+10% $329
Rate	-1.0pp $289	-0.5pp $271	base $252	+0.5pp $232	+1.0pp $212

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $75,000 Active 162 DOM
2. 2026-06-18
   days on market $75,000 Active 161 DOM
3. 2026-06-17
   days on market $75,000 Active 160 DOM
4. 2026-06-16
   days on market $75,000 Active 159 DOM
5. 2026-06-15
   days on market $75,000 Active 158 DOM
6. 2026-06-14
   days on market $75,000 Active 156 DOM
7. 2026-06-12
   days on market $75,000 Active 155 DOM
8. 2026-06-09
   days on market $75,000 Active 152 DOM
9. 2026-06-08
   days on market $75,000 Active 151 DOM
10. 2026-06-07
    days on market $75,000 Active 150 DOM
11. 2026-06-05
    days on market $75,000 Active 147 DOM
12. 2026-06-02
    days on market $75,000 Active 145 DOM
13. 2026-06-01
    days on market $75,000 Active 144 DOM
14. 2026-05-31
    days on market $75,000 Active 143 DOM
15. 2026-05-30
    days on market $75,000 Active 142 DOM
16. 2026-03-05
    status Active
17. 2025-12-16
    status Pending
18. 2025-10-20
    listed $75,000 Active
19. 2025-07-28
    historical
20. 2025-07-15
    price $75,000
21. 2025-05-22
    price $110,000
22. 2025-02-04
    listed $125,000 Active

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

Taxation est. · year 1

• Rental income: $11,694
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$2,182
• Taxable income: $1,940
• Est. tax owed @ 24.0%: −$466
• After-tax cash flow: $2,553/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 — Pettit

• Score: 62/100
• State rank: #258
• US rank: #16899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,816

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 0.73)
• Race & ethnicity: White 52% Native American 27% Two or more races 20% Hispanic / Latino 4%
• Common ancestry: Italian 6% Slovak 3% Lithuanian 2%
• Foreign-born: 2% · 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: ▲ 5.65%
• Current HPI: 256.0707
• 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

-40.0% since first listed

7 events — show timeline

• 2026-03-05 Relisted — MLS Technology, Inc.
• 2025-12-16 Pending — MLS Technology, Inc.
• 2025-10-20 Listed $75,000 MLS Technology, Inc.
• 2025-07-28 Listing Removed — MLS Technology, Inc.
• 2025-07-15 Price Changed $75,000 MLS Technology, Inc.
• 2025-05-22 Price Changed $110,000 MLS Technology, Inc.
• 2025-02-04 Listed $125,000 MLS Technology, Inc.