604 N Oak St · Checotah, OK 74426

$127,500

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 180 Days on market

Built 1945 6,360 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0

Listing remarks

A must see home with a covered porch in a quiet neighborhood! This beautifully remodeled home has a new roof, flooring, paint, cabinetry and much more! Plumbing has been completely replaced inside and out on the property. Electrical has been updated with a new breaker box and wiring. Brand new hot water heater. 3 brand new mini splits installed, giving every bedroom the option of personalized heating and cooling! This property is move-in ready so don't miss out on a fantastic home inside Checotah city limits!

Key facts

• Covered porch
• New flooring
• New paint

Tags

• COVERED PORCH
• NEW ROOF
• NEW FLOORING
• NEW PAINT
• NEW CABINETRY
• PLUMBING REPLACED

Property features AI

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Block, HardiPlank type, and wood siding construction; Asphalt/fiberglass roof
• Exterior features: Covered porch

Interior

• Kitchen: Dishwasher; Plumbed for ice maker
• Bedrooms: Master bedroom (first floor); Additional bedroom (first floor)
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom with shower, vent and hallway access
• Heating & cooling: Ductless cooling (three or more units); Ductless heating with electric and gas options; Multiple heating units
• Interior features: Aluminum-framed windows; Accessible doors; Butcher block counters; Ceiling fan(s); Electric oven and range connections; Gas oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (35.8% below list).
• Recommended offer: $82k (35.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.7% 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-, amenities F, commute 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.
• Zoned schools: Marshall Es (422 students, 0% FRL); Checotah Ms (math 15% / reading 20%, grade F, #186 of 345 statewide, top 55%, 330 students, 0% FRL); Checotah Hs (math 12% / reading 17%, grade F, #348 of 447 statewide, top 79%, 394 students, 0% FRL) — zoned schools average 0% FRL vs 72% district-wide (72 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 16% at this address vs 30% district-wide (-14 pts) — the specific schools serving this property underperform the Checotah average; the district grade overstates school quality for this exact location.
• Market conditions: 151 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 $14k of equity ($882 loan paydown + $13k 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.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $81,825 (35.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $78,120
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 N Wineblood St	0.08mi	2/1.0	720 (-3%)	13mo	$78,000	$108	80
602 NW 1st St	0.19mi	2/1.0	644 (-13%)	6mo	$53,500	$83	64
314 NW 5th	0.52mi	2/1.0	784 (+5%)	20mo	$82,000	$105	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.77×
• Total profit: $63,153
• Equity at exit: $114,862

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $190,719
• Equity at exit: $247,704

Cash invested: $35,700 (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: 151
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $818 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$22 /mo · $267/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $-98

Break-even live

Break-even rent $942

Max offer price $110,262

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-61	+0% $-98	+5% $-279	+10% $-323
Rent	-10% $-162	-5% $-130	+0% $-98	+5% $-65	+10% $-33
Rate	-1.0pp $-33	-0.5pp $-65	base $-98	+0.5pp $-131	+1.0pp $-164

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $127,500 Active 180 DOM
2. 2026-06-21
   days on market $127,500 Active 179 DOM
3. 2026-06-18
   days on market $127,500 Active 177 DOM
4. 2026-06-17
   days on market $127,500 Active 176 DOM
5. 2026-06-16
   days on market $127,500 Active 175 DOM
6. 2026-06-15
   days on market $127,500 Active 174 DOM
7. 2026-06-13
   days on market $127,500 Active 172 DOM
8. 2026-06-12
   days on market $127,500 Active 171 DOM
9. 2026-06-09
   days on market $127,500 Active 168 DOM
10. 2026-06-08
    days on market $127,500 Active 167 DOM
11. 2026-06-08
    days on market $127,500 Active 166 DOM
12. 2026-06-07
    days on market $127,500 Active 165 DOM
13. 2026-06-04
    days on market $127,500 Active 162 DOM
14. 2026-06-02
    days on market $127,500 Active 161 DOM
15. 2026-06-01
    days on market $127,500 Active 160 DOM
16. 2026-05-31
    days on market $127,500 Active 159 DOM
17. 2026-03-20
    price $132,500
18. 2026-01-21
    price $135,900
19. 2025-12-23
    listed $140,000 Active
20. 2013-12-11
    soldstatus $120,000
21. 1998-05-20
    soldstatus $9,500

ⓘ 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: $267 · $22/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$880/yr (+$73/mo · 329.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $9,819
• − Mortgage interest: −$7,142
• − Property taxes: −$267
• − Insurance: −$638
• − Repairs & maintenance: −$786
• − Management: −$786
• − Depreciation: −$3,709
• Taxable loss: −$3,508
• Est. tax savings @ 24.0%: +$842
• After-tax cash flow: $-329/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

• Census place: Checotah, OK
• 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

+1294.7% since first listed

5 events — show timeline

• 2026-03-20 Price Changed $132,500 MLS Technology, Inc.
• 2026-01-21 Price Changed $135,900 MLS Technology, Inc.
• 2025-12-23 Listed $140,000 MLS Technology, Inc.
• 2013-12-11 Sold (Public Records) $120,000 Public Records
• 1998-05-20 Sold (Public Records) $9,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $267 · +7.7% YoY. Source: county tax records.