201 Northside Ct · Tahlequah, OK 74464

$164,900

3 bd · 2.0 ba · 1,670 sqft · SingleFamily public records · 136 Days on market

Built 1975 0.26 ac lot Est $237k · 30% under ↓ 3% since listing

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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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Rent growth +4.8/5.0
• 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

Affordable and spacious 3-bedroom, 2-bathroom home on spacious corner lot! This quaint home offers a cozy living room with wood stove, central heat and air, a large primary suite with private bath and extra storage. The bonus room could be used as a 4th bedroom, den, office, or formal dining area. The carport and garage provide adequate space4 to park the vehicles and additional storage. This cozy but spacious home is situated on a large corner lot with fenced back yard.

Key facts

• Cozy living room
• Wood stove
• Extra storage

Tags

• COZY LIVING ROOM
• WOOD STOVE
• LARGE PRIMARY SUITE
• PRIVATE BATH
• EXTRA STORAGE
• BONUS ROOM

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer
• Home design: Faces north; Crawlspace and slab foundation
• Construction: Brick and wood frame construction; Metal roof; Year built per public records
• Exterior features: Concrete driveway; Corner lot; Chain link fencing; No additional exterior features listed

Interior

• Kitchen: Refrigerator; Oven; Range; Dishwasher; Breakfast nook
• Bedrooms: Master bedroom with private bath (first level); Additional bedrooms on first level
• Flooring: Carpet; Vinyl
• Bathrooms: Master bath (full, first level); Hall bath with bathtub (full, first level); Two full bathrooms total
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Aluminum and wood window frames; Electric oven and range connections
• Laundry & utility: Inside utility room (first level); Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $15 ($176/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 $135k (18.0% below list).
• Recommended offer: $135k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 32% 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

• It's been on market 136 days — a 12% lower offer ($145k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,223 (18.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $237,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 N Vinita Ave	0.22mi	3/2.0	1,571 (-6%)	10mo	$223,750	$142	72
440 Talley St	0.63mi	3/2.0	1,797 (+8%)	8mo	$335,000	$186	51
1315 Jamestown Dr	0.62mi	3/2.0	1,732 (+4%)	18mo	$180,000	$104	50
1506 N Jones Ave	0.20mi	3/2.0	1,432 (-14%)	21mo	$190,000	$133	50
2005 N Alora Ave	0.65mi	3/2.0	1,516 (-9%)	8mo	$263,000	$173	48
214 Leoser St	0.74mi	2/1.0 (-1)	1,691 (+1%)	11mo	$197,500	$117	45
304 Jamestown	0.68mi	3/2.0	1,909 (+14%)	4mo	$98,500	$52	41
1802 N Vinita Ave	0.74mi	3/2.0	1,503 (-10%)	11mo	$220,000	$146	39
1320 Jamestown Dr	0.65mi	2/1.0 (-1)	1,510 (-10%)	9mo	$157,300	$104	37
2106 Brenda Ave	0.70mi	3/2.0	1,425 (-15%)	9mo	$231,000	$162	35
105 Songbird Dr	0.57mi	3/1.0	1,447 (-13%)	19mo	$169,000	$117	31
1813 N Vinita Ave	0.74mi	4/2.0 (+1)	1,440 (-14%)	20mo	$249,000	$173	20

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: -10.6%
• Equity multiple: 0.60×
• Total profit: $-18,672
• Equity at exit: $24,587

10-year hold

• IRR: 4.3%
• Equity multiple: 1.38×
• Total profit: $17,337
• Equity at exit: $14,258

Cash invested: $46,172 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $15

Break-even live

Break-even rent $1,334

Max offer price $164,900

Occupancy floor 94%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-22
   status Pending
2. 2026-04-21
   status Active
3. 2026-04-14
   status Pending
4. 2026-03-04
   price $164,900
5. 2025-12-29
   listed $169,900 Active

ⓘ 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: $644 · $54/mo
• Projected year-2 tax: $1,484 · $124/mo
• Expected delta: +$840/yr (+$70/mo · 130.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 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: $16,227
• − Mortgage interest: −$9,237
• − Property taxes: −$644
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$4,797
• Taxable loss: −$2,670
• Est. tax savings @ 24.0%: +$641
• After-tax cash flow: $817/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

-2.9% since first listed

5 events — show timeline

• 2026-05-22 Pending — MLS Technology, Inc.
• 2026-04-21 Relisted — MLS Technology, Inc.
• 2026-04-14 Pending — MLS Technology, Inc.
• 2026-03-04 Price Changed $164,900 MLS Technology, Inc.
• 2025-12-29 Listed $169,900 MLS Technology, Inc.

Property tax history

+6.1%/yr

Latest (2025): $644 · +3.5% YoY. Source: county tax records.