320 E Gentry Ave · Checotah, OK 74426

$115,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 55 Days on market

Built 1945 5,489 sqft lot Est $148k · 22% under

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Why this score? — see what drove the C+ 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 +16.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Prime opportunity in Checotah, Oklahoma. Located at 320 E Gentry Avenue, this 2 bedroom, 1 bathroom home offers 1,040 square feet (CH) of potential for investors, first-time buyers, or small business use. The functional layout provides a solid foundation with the flexibility to update, customize, or reimagine the space to fit your vision. Whether you are looking to create a steady rental income, take on your next renovation project, or explore possible commercial use, this property offers versatility and long-term value. Positioned in a convenient location near downtown Checotah, local shops, restaurants, and major roadways, it provides easy access for tenants, customers, or everyday livin

Key facts

• Easy access
• Functional layout
• Convenient location

Tags

• FUNCTIONAL LAYOUT
• CONVENIENT LOCATION
• EASY ACCESS

Property features AI

Exterior

• Parking: Driveway
• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Wood frame construction; Metal roof; Built according to public records
• Exterior features: No notable exterior features listed

Interior

• Bathrooms: 1 full bathroom
• Interior features: Laminate counters; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $73 ($880/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 $95k (17.6% below list).
• Recommended offer: $95k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.3% in Checotah — 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 60/100 on livability (#328 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: health & safety C-, schools F, amenities F.
• Checotah (town): math 32% / reading 28% proficiency, ranked #72 of 270 in OK (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 151 active listings in the ZIP; 20 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• McIntosh County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 55 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $30k; list at $115k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $94,808 (17.6% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.82% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $147,680
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 N Wineblood St	0.38mi	3/1.5 (+1)	1,058 (+2%)	6mo	$142,000	$134	68
206 NW 1st	0.38mi	2/1.0	936 (-10%)	1mo	$140,000	$150	65
503 E Lafayette	0.16mi	3/1.0 (+1)	1,164 (+12%)	9mo	$165,000	$142	60
819 W Audd	0.70mi	2/2.0	1,052 (+1%)	14mo	$169,600	$161	50
616 SW 1st St	0.52mi	3/2.0 (+1)	1,100 (+6%)	12mo	$125,000	$114	47

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 3.09×
• Total profit: $67,243
• Equity at exit: $103,601

10-year hold

• IRR: 23.0%
• Equity multiple: 7.03×
• Total profit: $194,231
• Equity at exit: $223,420

Cash invested: $32,200 (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 74426

• Home prices YoY: 5.3%
• Active inventory: 151
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$25 /mo · $296/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $73

Break-even live

Break-even rent $855

Max offer price $115,000

Occupancy floor 87%

Sensitivity live

Price	-10% $138	-5% $106	+0% $73	+5% $41	+10% $8
Rent	-10% $-2	-5% $36	+0% $73	+5% $111	+10% $148
Rate	-1.0pp $131	-0.5pp $103	base $73	+0.5pp $44	+1.0pp $13

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $115,000 Active 55 DOM
2. 2026-06-18
   days on market $115,000 Active 53 DOM
3. 2026-06-17
   days on market $115,000 Active 52 DOM
4. 2026-06-16
   days on market $115,000 Active 51 DOM
5. 2026-06-16
   price $115,000 Active 50 DOM
6. 2026-06-15
   days on market $117,900 Active 50 DOM
7. 2026-06-13
   days on market $117,900 Active 48 DOM
8. 2026-06-12
   days on market $117,900 Active 47 DOM
9. 2026-06-09
   days on market $117,900 Active 44 DOM
10. 2026-06-08
    days on market $117,900 Active 43 DOM
11. 2026-06-08
    days on market $117,900 Active 42 DOM
12. 2026-06-07
    days on market $117,900 Active 41 DOM
13. 2026-06-04
    days on market $117,900 Active 38 DOM
14. 2026-06-02
    days on market $117,900 Active 37 DOM
15. 2026-06-01
    days on market $117,900 Active 36 DOM
16. 2026-05-31
    days on market $117,900 Active 35 DOM
17. 2026-04-27
    status Active
18. 2026-04-24
    historical
19. 2026-04-17
    listed $120,000 Active
20. 2003-05-08
    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: $296 · $25/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$739/yr (+$62/mo · 249.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $11,377
• − Mortgage interest: −$6,442
• − Property taxes: −$296
• − Insurance: −$575
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$3,345
• Taxable loss: −$1,102
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $1,144/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: Checotah
• NCES district ID: 4007350
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $34,331
• Composite: 24.73/100
• National rank: #7607
• State rank: #72 of 270 in OK

Livability — Checotah

• Score: 60/100
• State rank: #328
• US rank: #18495

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Checotah, OK
• Population (ZIP): 9,482

Population outlook (McIntosh County) Hauer SSP2

• Today (2025): 18,935 people
• By 2030: 18,272 · -3.5%
• By 2040: 16,905 · -10.7%
• By 2050: 15,771 · -16.7%
• By 2075: 14,097 · -25.6%
• By 2100: 12,572 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 62% Native American 18% Two or more races 13% Hispanic / Latino 5% Black 3% Asian 2%
• Common ancestry: Iranian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · German/W. Germanic 2% Other Indo-European 1% Spanish 1%

Political lean MEDSL · McIntosh

• 2024 margin: Solid R (+52.7) · D 22.9% · R 75.7% · Other 1.4%
• 2008→2024 swing: -33.5pp toward R · 2008: -19.3pp · 2024: -52.7pp
• All cycles: 2024: R+52.7 2020: R+49.7 2016: R+42.5 2012: R+23.8 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.32%
• Current HPI: 325.0751
• 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

4 events — show timeline

• 2026-04-27 Relisted — MLS Technology, Inc.
• 2026-04-24 Listing Removed — MLS Technology, Inc.
• 2026-04-17 Listed $120,000 MLS Technology, Inc.
• 2003-05-08 Sold (Public Records) $30,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $296 · +7.6% YoY. Source: county tax records.