2112 White Ave · Tahlequah, OK 74464

$138,000

3 bd · 1.0 ba · 1,228 sqft · SingleFamily public records · 10 Days on market

Built 1965 0.30 ac lot Est $211k · 35% 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Rent growth +4.8/5.0
• 1% rule +4.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT HOME IN A WONDERFUL PART OF TOWN. VERY CONVENIENT TO STORES AND CLOSE TO THE BYPASS. NEW GRANITE, FLOORING & APPLIANCES.

Key facts

• Covered porch
• Converted garage
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• CONVERTED GARAGE
• LARGE FENCED BACKYARD
• COVERED PORCH

Property features AI

Exterior

• Parking: Driveway parking
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Entry on main level
• Construction: Built with Masonite and wood frame; Asphalt/fiberglass roof; Crawlspace foundation; Crawl space
• Exterior features: Concrete and dirt driveways; Covered patio/porch; Porch; Mature trees; Chain link fencing

Interior

• Kitchen: Dishwasher; Microwave; Oven/Range/Stove; Gas water heater
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Granite counters; Ceiling fan(s); Vinyl insulated windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/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 $133k (3.7% below list).
• Recommended offer: $133k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: schools D, amenities D, commute 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.
• 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 $954 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 28y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $132,882 (3.7% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $211,216
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1996 White Ave	0.05mi	3/2.0	1,311 (+7%)	8mo	$225,000	$172	76
1601 Glover Ave	0.36mi	3/2.0	1,392 (+13%)	17mo	$185,000	$133	43
912 E Harlan Dr	0.50mi	3/2.0	1,401 (+14%)	17mo	$265,000	$189	35

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,369
• Equity at exit: $20,576

10-year hold

• IRR: 11.4%
• Equity multiple: 2.09×
• Total profit: $42,208
• Equity at exit: $11,932

Cash invested: $38,640 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$724
• Tax from tax record: −$96 /mo · $1,151/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $173

Break-even live

Break-even rent $1,110

Max offer price $138,000

Occupancy floor 82%

Sensitivity live

Price	-10% $251	-5% $212	+0% $173	+5% $134	+10% $95
Rent	-10% $68	-5% $120	+0% $173	+5% $225	+10% $278
Rate	-1.0pp $242	-0.5pp $208	base $173	+0.5pp $137	+1.0pp $101

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $138,000 Active 10 DOM
2. 2026-06-18
   days on market $138,000 Active 9 DOM
3. 2026-06-17
   days on market $138,000 Active 8 DOM
4. 2026-06-16
   days on market $138,000 Active 7 DOM
5. 2026-06-15
   days on market $138,000 Active 6 DOM
6. 2026-06-14
   days on market $138,000 Active 4 DOM
7. 2026-06-12
   pricestatusdays on market $138,000 Active 3 DOM
8. 2026-04-29
   status Pending
9. 2026-04-28
   listed $150,000 Active
10. 2014-08-19
    soldstatus $93,000
11. 2014-08-15
    soldstatus $93,000 132-char remark

    Show marketing remark (132 chars)

    GREAT HOME IN A WONDERFUL PART OF TOWN. VERY CONVENIENT TO STORES AND CLOSE TO THE BYPASS. NEW GRANITE, FLOORING & APPLIANCES.

12. 2014-04-28
    listed $93,999 132-char remark

    Show marketing remark (132 chars)

    GREAT HOME IN A WONDERFUL PART OF TOWN. VERY CONVENIENT TO STORES AND CLOSE TO THE BYPASS. NEW GRANITE, FLOORING & APPLIANCES.

13. 2014-04-28
    historical

    Show marketing remark (132 chars)

    GREAT HOME IN A WONDERFUL PART OF TOWN. VERY CONVENIENT TO STORES AND CLOSE TO THE BYPASS. NEW GRANITE, FLOORING & APPLIANCES.

14. 2013-10-28
    listed $93,999
15. 2007-12-31
    soldstatus $73,600
16. 2007-12-31
    soldstatus $73,500
17. 2007-11-26
    historical
18. 2007-11-05
    listed $75,000
19. 1998-08-31
    soldstatus $52,500
20. 1998-07-01
    soldstatus $52,500
21. 1998-03-10
    listed $56,000

ⓘ 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: $1,151 · $96/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$91/yr (+$8/mo · 7.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°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: $15,946
• − Mortgage interest: −$7,730
• − Property taxes: −$1,151
• − Insurance: −$690
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$4,015
• Taxable loss: −$191
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $2,118/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

+167.9% since first listed

14 events — show timeline

• 2026-04-29 Pending — MLS Technology, Inc.
• 2026-04-28 Listed $150,000 MLS Technology, Inc.
• 2014-08-19 Sold (Public Records) $93,000 Public Records
• 2014-08-15 Sold (MLS) $93,000 MLS Technology, Inc.
• 2014-04-28 Listing Removed — MLS Technology, Inc.
• 2014-04-28 Listed $93,999 MLS Technology, Inc.
• 2013-10-28 Listed $93,999 MLS Technology, Inc.
• 2007-12-31 Sold (Public Records) $73,500 Public Records
• 2007-12-31 Sold (MLS) $73,600 MLS Technology, Inc.
• 2007-11-26 Listing Removed — MLS Technology, Inc.
• 2007-11-05 Listed $75,000 MLS Technology, Inc.
• 1998-08-31 Sold (Public Records) $52,500 Public Records
• 1998-07-01 Sold (MLS) $52,500 MLS Technology, Inc.
• 1998-03-10 Listed $56,000 MLS Technology, Inc.

Property tax history

+3.9%/yr

Latest (2025): $1,151 · +3.5% YoY. Source: county tax records.