325 W Chickasaw St · Tahlequah, OK 74464

$160,000

3 bd · 1.0 ba · 1,172 sqft · SingleFamily public records · 6 Days on market

Built 1950 10,440 sqft lot Est $162k · at est.

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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 +15.4/30.0
• ARV discount +8.0/15.0
• Rent growth +4.8/5.0
• DSCR +4.7/10.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 BEDROOM, 1 BATH, CENTRAL HEAT & AIR, REMODELED KITCHEN, LARGE CORNER LOT, FENCED. STORAGE BUILDING, 1 CAR ATTACHED GARAGE + CAROPERT. REFRIGERATOR, STOVE, WASHER & DRYER TO REMAIN.

Key facts

• Fenced yard
• Attached garage
• Functional layout

Tags

• CORNER LOT
• FENCED YARD
• ATTACHED GARAGE
• FUNCTIONAL LAYOUT
• EASY ACCESS TO SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story; Crawlspace foundation
• Construction: Built with wood frame and wood siding; Asbestos material noted; Asphalt/fiberglass roof
• Exterior features: Covered patio and porch; Porch; Patio; Shed(s); Chain link, decorative, full privacy fencing; Corner lot with mature trees; Faces north

Interior

• Kitchen: Convection oven; Oven; Range; Stove; Refrigerator
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: High-speed internet available; Wired for data; Ceiling fan(s); Solid surface counters; Laminate counters; Aluminum window frames; Electric oven/range connection
• 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 $160k.

Deal economics

• At list price, monthly cash flow is $60 ($726/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 (17.9% below list).
• Recommended offer: $131k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y ago 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 $76k; list at $160k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,439 (17.9% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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: 0.82% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $161,736
• 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	0.00mi	3/1.0	1,172 (0%)	0mo	$140,000	$119	100
702 S College	0.36mi	2/1.0 (-1)	1,120 (-4%)	4mo	$70,000	$63	68
813 W Choctaw St	0.41mi	3/1.0	1,104 (-6%)	5mo	$120,000	$109	67
510 S Cherokee Ave	0.19mi	2/1.0 (-1)	1,064 (-9%)	6mo	$164,000	$154	66
757 Bluff St	0.51mi	3/1.0	1,103 (-6%)	6mo	$144,000	$131	62
602 N Jones Ave	0.57mi	3/2.0	1,080 (-8%)	1mo	$175,000	$162	55
510 S State Ave	0.18mi	2/2.0 (-1)	1,308 (+12%)	10mo	$140,000	$107	54
902 S Owens Ave	0.62mi	3/2.0	1,236 (+6%)	5mo	$175,000	$142	54
305 S Moccasin Ave	0.74mi	2/2.0 (-1)	1,116 (-5%)	3mo	$175,000	$157	46
215 E Fuller St	0.60mi	2/1.0 (-1)	1,007 (-14%)	3mo	$146,500	$145	41
906 S Owens Ave	0.63mi	3/2.0	1,330 (+14%)	9mo	$183,500	$138	36
615 Russell Ave	0.66mi	2/2.0 (-1)	1,320 (+13%)	7mo	$65,000	$49	34

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: -8.9%
• Equity multiple: 0.66×
• Total profit: $-15,188
• Equity at exit: $23,857

10-year hold

• IRR: 5.8%
• Equity multiple: 1.52×
• Total profit: $23,111
• Equity at exit: $13,834

Cash invested: $44,800 (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: 369
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $60

Break-even live

Break-even rent $1,238

Max offer price $160,000

Occupancy floor 90%

Sensitivity live

Price	-10% $151	-5% $106	+0% $60	+5% $15	+10% $-30
Rent	-10% $-43	-5% $9	+0% $60	+5% $112	+10% $164
Rate	-1.0pp $141	-0.5pp $101	base $60	+0.5pp $19	+1.0pp $-23

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-06
   status Pending
2. 2026-04-30
   listed $160,000 Active
3. 2021-08-09
   soldstatus $76,500
4. 2018-08-22
   soldstatus $57,000
5. 2007-07-27
   soldstatus $55,000 194-char remark

   Show marketing remark (194 chars)

   3 BEDROOM, 1 BATH, CENTRAL HEAT & AIR, REMODELED KITCHEN, LARGE CORNER LOT, FENCED. STORAGE BUILDING, 1 CAR ATTACHED GARAGE + CAROPERT. REFRIGERATOR, STOVE, WASHER & DRYER TO REMAIN.

6. 2007-07-27
   soldstatus $55,000

   Show marketing remark (194 chars)

   3 BEDROOM, 1 BATH, CENTRAL HEAT & AIR, REMODELED KITCHEN, LARGE CORNER LOT, FENCED. STORAGE BUILDING, 1 CAR ATTACHED GARAGE + CAROPERT. REFRIGERATOR, STOVE, WASHER & DRYER TO REMAIN.

7. 2007-06-08
   listed $57,000 194-char remark

   Show marketing remark (194 chars)

   3 BEDROOM, 1 BATH, CENTRAL HEAT & AIR, REMODELED KITCHEN, LARGE CORNER LOT, FENCED. STORAGE BUILDING, 1 CAR ATTACHED GARAGE + CAROPERT. REFRIGERATOR, STOVE, WASHER & DRYER TO REMAIN.

ⓘ 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: $866 · $72/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$574/yr (+$48/mo · 66.3%)

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

Taxation est. · year 1

• Rental income: $15,773
• − Mortgage interest: −$8,962
• − Property taxes: −$866
• − Insurance: −$800
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$4,655
• Taxable loss: −$2,034
• Est. tax savings @ 24.0%: +$488
• After-tax cash flow: $1,214/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

+180.7% since first listed

7 events — show timeline

• 2026-05-06 Pending — MLS Technology, Inc.
• 2026-04-30 Listed $160,000 MLS Technology, Inc.
• 2021-08-09 Sold (Public Records) $76,500 Public Records
• 2018-08-22 Sold (Public Records) $57,000 Public Records
• 2007-07-27 Sold (Public Records) $55,000 Public Records
• 2007-07-27 Sold (MLS) $55,000 MLS Technology, Inc.
• 2007-06-08 Listed $57,000 MLS Technology, Inc.

Property tax history

+3.9%/yr

Latest (2025): $866 · +3.5% YoY. Source: county tax records.