220 W Ross St · Tahlequah, OK 74464

$149,900

3 bd · 1.0 ba · 1,122 sqft · SingleFamily · 19 Days on market

Built 1984 Fair condition 6,344 sqft lot Est $163k · 8% 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 +13.4/30.0
• ARV discount +11.0/15.0
• Rent growth +4.8/5.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Location. 3 bedroom, 1 bath brick home on a corner lot. Central heat and air. Won't last long!

Key facts

• Central heat and air
• Corner lot
• 6,344 sq ft lot

Tags

• CORNER LOT
• CENTRAL HEAT AND AIR

Property features AI

Exterior

• Parking: Concrete driveway
• Security: Smoke detector(s); No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story; Faces south; Slab foundation
• Construction: Built with brick, brick veneer and wood frame; Asphalt and fiberglass roof
• Exterior features: Concrete driveway; Patio; Corner lot

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Aluminum window frames; Insulated doors; Laminate counters; Electric range connection; Carpet flooring; Vinyl flooring
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3 ($31/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 $131k (12.3% below list).
• Recommended offer: $131k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: amenities D, commute F, employment 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.
• Zoned schools: Greenwood Es (math 26% / reading 21%, grade F, #407 of 845 statewide, top 48%, 503 students, 0% FRL); Tahlequah Ms (math 28% / reading 25%, grade F, #77 of 345 statewide, top 22%, 676 students, 0% FRL); Tahlequah Hs (math 23% / reading 33%, grade F, #122 of 447 statewide, top 27%, 1,300 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+9.2%/yr); 369 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 $4k 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 19 days — a 2% lower offer ($148k) 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.

Recommended offer $131,454 (12.3% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $162,690
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 W Chickasaw St	0.14mi	3/1.0	1,172 (+4%)	0mo	$140,000	$119	86
702 S College	0.22mi	2/1.0 (-1)	1,120 (-0%)	4mo	$70,000	$63	81
510 S Cherokee Ave	0.07mi	2/1.0 (-1)	1,064 (-5%)	6mo	$164,000	$154	78
757 Bluff St	0.37mi	3/1.0	1,103 (-2%)	6mo	$144,000	$131	75
708 S Cherokee Ave	0.26mi	3/1.5	1,112 (-1%)	13mo	$171,000	$154	73
813 W Choctaw St	0.52mi	3/1.0	1,104 (-2%)	5mo	$120,000	$109	68
504 S College Ave	0.06mi	2/1.0 (-1)	973 (-13%)	14mo	$160,100	$165	58
411 S Lee Ave	0.24mi	2/2.0 (-1)	961 (-14%)	0mo	$172,000	$179	56
602 N Jones Ave	0.71mi	3/2.0	1,080 (-4%)	1mo	$175,000	$162	56
1009 Hillcrest Ave	0.71mi	3/1.0	1,172 (+4%)	8mo	$170,000	$145	53
902 S Owens Ave	0.54mi	3/2.0	1,236 (+10%)	5mo	$175,000	$142	50
215 E Fuller St	0.60mi	2/1.0 (-1)	1,007 (-10%)	3mo	$146,500	$145	48

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: -10.7%
• Equity multiple: 0.59×
• Total profit: $-17,160
• Equity at exit: $22,351

10-year hold

• IRR: 4.5%
• Equity multiple: 1.40×
• Total profit: $16,967
• Equity at exit: $12,961

Cash invested: $41,972 (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: 369
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $3

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 95%

Sensitivity live

Price	-10% $106	-5% $54	+0% $3	+5% $-49	+10% $-101
Rent	-10% $-101	-5% $-49	+0% $3	+5% $54	+10% $106
Rate	-1.0pp $78	-0.5pp $41	base $3	+0.5pp $-36	+1.0pp $-76

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-22
   days on market $149,900 Active 19 DOM
2. 2026-06-19
   days on market $149,900 Active 16 DOM
3. 2026-06-18
   days on market $149,900 Active 15 DOM
4. 2026-06-17
   days on market $149,900 Active 14 DOM
5. 2026-06-16
   days on market $149,900 Active 13 DOM
6. 2026-06-15
   days on market $149,900 Active 12 DOM
7. 2026-06-14
   days on market $149,900 Active 10 DOM
8. 2026-06-12
   days on market $149,900 Active 9 DOM
9. 2026-06-09
   days on market $149,900 Active 6 DOM
10. 2026-06-08
    days on market $149,900 Active 5 DOM
11. 2026-06-07
    days on market $149,900 Active 4 DOM
12. 2026-06-05
    remarks 100-char remark
13. 2026-06-05
    listed $149,900 Active 1 DOM

ⓘ 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: $15,774
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$4,361
• Taxable loss: −$2,505
• Est. tax savings @ 24.0%: +$601
• After-tax cash flow: $632/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, including landscaping, driveway repair, and exterior painting. These updates would significantly enhance its curb appeal and property value.

Repairs flagged

• Major Driveway — Cracks in concrete
• Major Landscaping — Overgrown and unkempt
• Moderate Exterior paint — Weathered brick

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value
• Both Driveway repair — Improves curb appeal and functionality
• Both Exterior painting — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Driveway · Cracks in concrete	Major	$15,000–50,000
Landscaping · Overgrown and unkempt	Major	$15,000–50,000
Exterior paint · Weathered brick	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Driveway repair — Improves curb appeal and functionality ↑
• Both Exterior painting — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-06-03 Relisted — MLS Technology, Inc.
• 2026-06-02 Listing Removed — MLS Technology, Inc.
• 2026-06-01 Listed $149,900 MLS Technology, Inc.