17564 W Grandview Dr · Grandview, OK 74464

$173,500

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 90 Days on market

Built 1974 1.38 ac lot Est $200k · 13% under

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Why this score? — see what drove the D+ 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 +13.9/30.0
• ARV discount +13.5/15.0
• Rent growth +4.8/5.0
• DSCR +4.2/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 BEDROOM, 2 BATH HOME. OPEN FLOOR PLAN. EXTRA LARGE DRIVEWAY. CH & A. MATURE TREES. NICE BRICK HOME FOR $79,900.

Key facts

• Roll-in shower
• Metal roof
• Accessible sink

Tags

• OVERSIZED BEDROOM
• ROLL-IN SHOWER
• ACCESSIBLE SINK
• METAL ROOF
• FENCED BACKYARD
• COVERED PATIO

Property features AI

Exterior

• Parking: Concrete driveway
• Security: Smoke detector(s)
• Utilities: Electricity available; Septic tank; Rural water source
• Home design: Single-story home; Handicap accessible; Faces east; Slab foundation
• Construction: Brick and wood frame construction; Metal roof; Built (year per public records)
• Exterior features: Concrete driveway; Patio; Dog run; Shed(s) and storage; Full privacy fencing; Smoke detectors (no safety shelter)

Interior

• Kitchen: Kitchen with breakfast nook; Range / Stove; Oven
• Bedrooms: Four first-floor bedrooms (each without a private bath); Primary bedroom on the first floor with a full master bath
• Flooring: Vinyl flooring
• Bathrooms: One full master bathroom (first floor); One hall bathroom with shower only (first floor)
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Vinyl insulated windows; Accessible full bath; Low-threshold shower; Accessible doors and hallways; Laminate counters; Gas range/oven connections
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $21 ($247/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (22.9% below list).
• Recommended offer: $134k (22.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#131 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Grand View (rural): math 26% / reading 22% proficiency, ranked #144 of 270 in OK (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Grand View Public School (math 26% / reading 22%, grade F, #402 of 845 statewide, top 48%, 503 students, 0% FRL) — zoned schools average 0% FRL vs 73% district-wide (73 pts lower); this property's tenant base skews higher-income than the district average.
• 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).
• This rent runs 31% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $174k implies a 131% gain — meaningful room to come down on a strong offer.

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 $133,728 (22.9% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $200,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17564 W Grandview Dr	0.00mi	4/2.0 (+1)	1,400 (0%)	1mo	$162,000	$116	90
17537 W Grandview Dr Dr	0.08mi	3/2.0	1,312 (-6%)	16mo	$174,500	$133	69
14160 N Mandy	0.36mi	3/2.0	1,482 (+6%)	4mo	$212,000	$143	66
3793 N Rice Rd	0.60mi	3/2.0	1,418 (+1%)	9mo	$222,000	$157	58

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: -10.8%
• Equity multiple: 0.59×
• Total profit: $-19,818
• Equity at exit: $25,869

10-year hold

• IRR: 3.9%
• Equity multiple: 1.33×
• Total profit: $16,269
• Equity at exit: $15,001

Cash invested: $48,580 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$910
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $21

Break-even live

Break-even rent $1,311

Max offer price $173,500

Occupancy floor 93%

Sensitivity live

Price	-10% $119	-5% $70	+0% $21	+5% $-29	+10% $-78
Rent	-10% $-85	-5% $-32	+0% $21	+5% $73	+10% $126
Rate	-1.0pp $108	-0.5pp $65	base $21	+0.5pp $-24	+1.0pp $-70

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: $43,375
• Closing costs: $5,205
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-04-30
   status Pending
2. 2026-04-25
   price $173,500
3. 2026-03-09
   price $175,900
4. 2026-02-27
   price $186,900
5. 2026-01-30
   listed $189,900 Active
6. 2026-01-15
   historical
7. 2025-11-18
   price $189,900
8. 2025-08-13
   price $193,500
9. 2025-06-23
   listed $195,000 Active
10. 2010-02-25
    soldstatus $75,000
11. 2010-02-19
    soldstatus $75,000 119-char remark

    Show marketing remark (119 chars)

    4 BEDROOM, 2 BATH HOME. OPEN FLOOR PLAN. EXTRA LARGE DRIVEWAY. CH & A. MATURE TREES. NICE BRICK HOME FOR $79,900.

12. 2009-10-20
    listed $79,900 119-char remark

    Show marketing remark (119 chars)

    4 BEDROOM, 2 BATH HOME. OPEN FLOOR PLAN. EXTRA LARGE DRIVEWAY. CH & A. MATURE TREES. NICE BRICK HOME FOR $79,900.

13. 2007-09-07
    historical
14. 2007-04-04
    listed $82,000
15. 2007-04-04
    historical
16. 2006-10-04
    listed $82,000
17. 2002-01-04
    soldstatus $45,000

ⓘ 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: $645 · $54/mo
• Projected year-2 tax: $1,561 · $130/mo
• Expected delta: +$916/yr (+$76/mo · 142.1%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $16,047
• − Mortgage interest: −$9,719
• − Property taxes: −$645
• − Insurance: −$868
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$5,047
• Taxable loss: −$2,799
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $918/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: Grand View
• NCES district ID: 4013230
• Math proficiency: 26% ▼ -4.00%
• Reading proficiency: 22% ▼ -5.00%
• Median HH income: $30,730
• Composite: 19.41/100
• National rank: #8778
• State rank: #144 of 270 in OK

Livability — Grandview

• Score: 65/100
• State rank: #131
• US rank: #12709

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grandview, OK
• County: Cherokee County · 31,116 people
• 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

+285.6% since first listed

17 events — show timeline

• 2026-04-30 Pending — MLS Technology, Inc.
• 2026-04-25 Price Changed $173,500 MLS Technology, Inc.
• 2026-03-09 Price Changed $175,900 MLS Technology, Inc.
• 2026-02-27 Price Changed $186,900 MLS Technology, Inc.
• 2026-01-30 Listed $189,900 MLS Technology, Inc.
• 2026-01-15 Listing Removed — MLS Technology, Inc.
• 2025-11-18 Price Changed $189,900 MLS Technology, Inc.
• 2025-08-13 Price Changed $193,500 MLS Technology, Inc.
• 2025-06-23 Listed $195,000 MLS Technology, Inc.
• 2010-02-25 Sold (Public Records) $75,000 Public Records
• 2010-02-19 Sold (MLS) $75,000 MLS Technology, Inc.
• 2009-10-20 Listed $79,900 MLS Technology, Inc.
• 2007-09-07 Listing Removed — MLS Technology, Inc.
• 2007-04-04 Listing Removed — MLS Technology, Inc.
• 2007-04-04 Listed $82,000 MLS Technology, Inc.
• 2006-10-04 Listed $82,000 MLS Technology, Inc.
• 2002-01-04 Sold (Public Records) $45,000 Public Records

Property tax history

-0.1%/yr

Latest (2017): $645 · +3.0% YoY. Source: county tax records.