415299 E 1073 Rd · Checotah, OK 74426

$125,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 181 Days on market

Built 1974 0.26 ac lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Be at the lake quicker with this home located near I-40. And best of all it's affordable and comes mostly furnished. There's 2 bedrooms and 2 baths with large walk-in closet. Also has a covered wrap-around deck to set and relax. A carport with room vehicle or boat. Lake access in neighborhood . Come check it out!

Key facts

• 0.26 acre lot
• Garage
• Built 1974

Property features AI

Exterior

• Parking: Detached garage; 1 garage space; Boat parking; RV access/parking; Storage space; Workshop in garage
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Phone available; Water available; Septic tank (sewer); Rural water source
• Home design: Single-story home; Faces south; Tie down foundation
• Construction: Vinyl siding; Metal roof; Built (year from public records)
• Exterior features: Covered porch; Porch; Shed(s); Chain link fencing; Mature trees

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Cooling (two units)
• Interior features: High ceilings; High-speed internet; Laminate counters; Ceiling fan(s); Electric range connection; Aluminum frame windows
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $80 ($962/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 $105k (16.4% below list).
• Recommended offer: $105k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.8% 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: 147 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 $13k of equity ($864 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $39k; list at $125k implies a 221% gain — meaningful room to come down on a strong offer.

Recommended offer $104,556 (16.4% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 16% 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. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

No comps found within radius.

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: $73,126
• Equity at exit: $112,610

10-year hold

• IRR: 23.0%
• Equity multiple: 7.03×
• Total profit: $211,217
• Equity at exit: $242,848

Cash invested: $35,000 (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 74426

• Home prices YoY: 5.3%
• Active inventory: 147
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$38 /mo · $459/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $80

Break-even live

Break-even rent $944

Max offer price $125,000

Occupancy floor 87%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $125,000 Active 181 DOM
2. 2026-06-17
   days on market $125,000 Active 180 DOM
3. 2026-06-16
   days on market $125,000 Active 179 DOM
4. 2026-06-15
   days on market $125,000 Active 178 DOM
5. 2026-06-13
   days on market $125,000 Active 176 DOM
6. 2026-06-12
   days on market $125,000 Active 175 DOM
7. 2026-06-09
   days on market $125,000 Active 172 DOM
8. 2026-06-08
   days on market $125,000 Active 171 DOM
9. 2026-06-08
   days on market $125,000 Active 170 DOM
10. 2026-06-07
    days on market $125,000 Active 169 DOM
11. 2026-06-04
    days on market $125,000 Active 166 DOM
12. 2026-06-02
    days on market $125,000 Active 165 DOM
13. 2026-06-01
    days on market $125,000 Active 164 DOM
14. 2026-05-31
    days on market $125,000 Active 163 DOM
15. 2026-01-30
    price $125,000
16. 2025-12-19
    listed $130,000 Active
17. 2020-08-06
    soldstatus $39,000 314-char remark

    Show marketing remark (314 chars)

    Be at the lake quicker with this home located near I-40. And best of all it's affordable and comes mostly furnished. There's 2 bedrooms and 2 baths with large walk-in closet. Also has a covered wrap-around deck to set and relax. A carport with room vehicle or boat. Lake access in neighborhood . Come check it out!

18. 2020-01-14
    listed $44,000 314-char remark

    Show marketing remark (314 chars)

    Be at the lake quicker with this home located near I-40. And best of all it's affordable and comes mostly furnished. There's 2 bedrooms and 2 baths with large walk-in closet. Also has a covered wrap-around deck to set and relax. A carport with room vehicle or boat. Lake access in neighborhood . Come check it out!

19. 2017-08-04
    soldstatus $25,000 252-char remark

    Show marketing remark (252 chars)

    Be at your lake house quicker with this home located near I-40? And, best of all it's affordable. There's 2 bedrooms, 2 baths, big walk-in closet and a covered wrap-around deck. A carport provides room for vehicles or boat. Lake access in neighborhood.

20. 2017-02-10
    listed $39,900 252-char remark

    Show marketing remark (252 chars)

    Be at your lake house quicker with this home located near I-40? And, best of all it's affordable. There's 2 bedrooms, 2 baths, big walk-in closet and a covered wrap-around deck. A carport provides room for vehicles or boat. Lake access in neighborhood.

21. 2016-11-30
    historical
22. 2016-08-19
    listed $45,000
23. 2016-08-03
    historical
24. 2015-04-24
    listed $45,000
25. 2005-09-01
    soldstatus $43,000
26. 2000-03-14
    soldstatus $12,000

ⓘ 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: $459 · $38/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$666/yr (+$56/mo · 145.1%)

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

Taxation est. · year 1

• Rental income: $12,547
• − Mortgage interest: −$7,002
• − Property taxes: −$459
• − Insurance: −$625
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$3,636
• Taxable loss: −$1,183
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $1,246/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

• 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

+941.7% since first listed

12 events — show timeline

• 2026-01-30 Price Changed $125,000 MLS Technology, Inc.
• 2025-12-19 Listed $130,000 MLS Technology, Inc.
• 2020-08-06 Sold (MLS) $39,000 MLS Technology, Inc.
• 2020-01-14 Listed $44,000 MLS Technology, Inc.
• 2017-08-04 Sold (MLS) $25,000 MLS Technology, Inc.
• 2017-02-10 Listed $39,900 MLS Technology, Inc.
• 2016-11-30 Listing Removed — MLS Technology, Inc.
• 2016-08-19 Listed $45,000 MLS Technology, Inc.
• 2016-08-03 Listing Removed — MLS Technology, Inc.
• 2015-04-24 Listed $45,000 MLS Technology, Inc.
• 2005-09-01 Sold (Public Records) $43,000 Public Records
• 2000-03-14 Sold (Public Records) $12,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $459 · +7.7% YoY. Source: county tax records.