22768 S 478 Rd · Woodall, OK 74464

$92,300

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 11 Days on market

Built 1972 1.00 ac lot Est $130k · 29% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Rent growth +4.8/5.0
• Livability +3.4/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect blend of outdoor serenity and creative potential with this unique one-acre property, where the heavy lifting on the exterior has already been completed for you. Set against a backdrop of lush greenery and mature trees, this home features a freshly renovated exterior with rock flower beds, a modern dark painted brick and crisp white vinyl windows that provide immediate curb appeal. The newly paved county road and ease to get onto the main highway through Tahlequah make this a desirable rural location. While the outside is polished and ready to impress, the interior is a true flipper’s dream, offering a blank canvas where the remodeling process has already begun. Wi

Key facts

• 1 acre lot
• Built 1972
• Listed 11 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Phone available; Water available (rural); Septic tank
• Home design: Single-story; Faces west; Slab foundation
• Construction: Brick and wood frame construction; Asphalt fiberglass roof; Built (year per public records)
• Exterior features: Covered porch; Gravel driveway; Mature trees; Sloped and wooded lot

Interior

• Kitchen: Gas range connection; Gas oven connection; Laminate counters
• Flooring: Concrete floors; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; Ceiling fan(s); Gas range and gas oven connections; Vinyl insulated windows
• Laundry & utility: Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).

Location & tenants

• Location reads 67/100 on livability (#97 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Woodall (rural): math 29% / reading 30% proficiency, ranked #67 of 270 in OK (top 25%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• 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 $638 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $92,300

Questions for the listing agent

1. Built in 1972 — 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 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?
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: 1.45% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.37%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $130,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14813 W 806 Rd	0.32mi	2/2.0 (-1)	1,320 (+2%)	11mo	$132,500	$100	64
14784 W 806 Rd	0.38mi	3/2.0	1,429 (+10%)	8mo	$137,000	$96	55

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: 16.9%
• Equity multiple: 1.72×
• Total profit: $18,694
• Equity at exit: $13,762

10-year hold

• IRR: 28.8%
• Equity multiple: 4.20×
• Total profit: $82,701
• Equity at exit: $7,980

Cash invested: $25,844 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$484
• Tax est. 1.5%: −$115 /mo · $1,384/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $417

Break-even live

Break-even rent $807

Max offer price $92,300

Occupancy floor 64%

Sensitivity live

Price	-10% $481	-5% $449	+0% $417	+5% $385	+10% $353
Rent	-10% $312	-5% $364	+0% $417	+5% $470	+10% $523
Rate	-1.0pp $464	-0.5pp $441	base $417	+0.5pp $393	+1.0pp $369

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: $23,075
• Closing costs: $2,769
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-15
   status Pending
2. 2026-05-01
   listed $92,300 Active

ⓘ 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: $16,026
• − Mortgage interest: −$5,170
• − Property taxes: −$1,384
• − Insurance: −$462
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$2,685
• Taxable income: $3,761
• Est. tax owed @ 24.0%: −$903
• After-tax cash flow: $4,104/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: Woodall
• NCES district ID: 4033090
• Math proficiency: 29% ▼ -21.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $42,601
• Composite: 25.08/100
• National rank: #7537
• State rank: #67 of 270 in OK

Livability — Woodall

• Score: 67/100
• State rank: #97
• US rank: #11011

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B+ Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodall, OK
• County: Cherokee County · 31,116 people
• 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 events — show timeline

• 2026-05-15 Pending — MLS Technology, Inc.
• 2026-05-01 Listed $92,300 MLS Technology, Inc.