220 W Seneca St · Tahlequah, OK 74464

$134,900

1 bd · 1.0 ba · 864 sqft · SingleFamily public records · 12 Days on market

Built 1945 4,850 sqft lot Est $96k · 41% over

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Why this score? — see what drove the F 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 +12.4/30.0
• Rent growth +4.8/5.0
• DSCR +3.7/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for your next fixer upper rebuild project? This quaint little house has been gutted and ready for a contractor or DIY person to buy and go to work. It does have a new roof. Sold in "as is" condition.

Key facts

• Move-in ready
• Remodeled
• New appliances

Tags

• REMODELED
• MOVE-IN READY
• NEW LAMINATE FLOORS
• NEW APPLIANCES
• GRANITE COUNTERTOPS
• NEW ROOF

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces south; Crawlspace foundation; HardiPlank-type siding; Wood frame construction
• Construction: Asphalt/fiberglass roof
• Exterior features: Covered porch; Privacy fencing

Interior

• Kitchen: Eat-in kitchen with island; Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Master bedroom (first level); Bedroom (first level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Granite counters; Vinyl windows; Electric oven and range connections
• Laundry & utility: Utility room (inside, first level); Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-23 ($-272/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (26.1% below list).
• Recommended offer: $100k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $30k; list at $135k implies a 350% gain — meaningful room to come down on a strong offer.

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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,758 (26.1% 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. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.74% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $95,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 W Seneca St	0.00mi	2/1.0 (+1)	864 (0%)	1mo	$134,900	$156	94
410 W Seneca St	0.21mi	2/1.0 (+1)	832 (-4%)	11mo	$115,000	$138	70
264 Workman Ct	0.26mi	2/2.0 (+1)	960 (+11%)	1mo	$138,500	$144	59
40701 Pendleton St	0.39mi	2/1.0 (+1)	868 (+0%)	21mo	$50,000	$58	59
210 Northside Ct	0.49mi	2/1.0 (+1)	768 (-11%)	2mo	$85,000	$111	52
206 Northside Ct	0.50mi	2/1.0 (+1)	960 (+11%)	2mo	$67,000	$70	51
1388 N Vinita Ave	0.35mi	2/1.0 (+1)	783 (-9%)	18mo	$65,000	$83	48
419 W Seneca St	0.28mi	2/1.0 (+1)	780 (-10%)	23mo	$125,000	$160	46
510 N Oak Ave	0.59mi	2/1.0 (+1)	832 (-4%)	21mo	$65,000	$78	44
415 W Morgan St	0.59mi	2/1.5 (+1)	804 (-7%)	13mo	$78,900	$98	43
640 Oklahoma Ave	0.74mi	2/1.0 (+1)	785 (-9%)	7mo	$129,900	$165	40
239 N Northside Ct	0.54mi	2/1.0 (+1)	932 (+8%)	21mo	$63,000	$68	39

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: -12.8%
• Equity multiple: 0.52×
• Total profit: $-18,089
• Equity at exit: $20,114

10-year hold

• IRR: 1.9%
• Equity multiple: 1.16×
• Total profit: $6,145
• Equity at exit: $11,664

Cash invested: $37,772 (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: 11.3×

Monthly cashflow live

• Estimated rent: $998 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $-23

Break-even live

Break-even rent $1,026

Max offer price $130,902

Occupancy floor 97%

Sensitivity live

Price	-10% $54	-5% $16	+0% $-23	+5% $-61	+10% $-99
Rent	-10% $-101	-5% $-62	+0% $-23	+5% $17	+10% $56
Rate	-1.0pp $45	-0.5pp $12	base $-23	+0.5pp $-58	+1.0pp $-93

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-11
   status Pending
2. 2026-04-29
   listed $134,900 Active
3. 2025-04-25
   soldstatus $30,000 Closed 217-char remark

   Show marketing remark (217 chars)

   Looking for your next fixer upper rebuild project? This quaint little house has been gutted and ready for a contractor or DIY person to buy and go to work. It does have a new roof. Sold in "as is" condition.

4. 2025-04-22
   status Pending 217-char remark

   Show marketing remark (217 chars)

   Looking for your next fixer upper rebuild project? This quaint little house has been gutted and ready for a contractor or DIY person to buy and go to work. It does have a new roof. Sold in "as is" condition.

5. 2025-04-21
   listed $39,000 Active 217-char remark

   Show marketing remark (217 chars)

   Looking for your next fixer upper rebuild project? This quaint little house has been gutted and ready for a contractor or DIY person to buy and go to work. It does have a new roof. Sold in "as is" condition.

6. 2024-09-04
   soldstatus $102,500
7. 2024-04-22
   soldstatus $55,000 Closed 99-char remark

   Show marketing remark (99 chars)

   Sold "As Is". There is no value in house. The price is for lot and storage room/building.

8. 2024-03-01
   status Pending 99-char remark

   Show marketing remark (99 chars)

   Sold "As Is". There is no value in house. The price is for lot and storage room/building.

9. 2023-07-21
   listed $75,000 Active 99-char remark

   Show marketing remark (99 chars)

   Sold "As Is". There is no value in house. The price is for lot and storage room/building.

ⓘ 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: $565 · $47/mo
• Projected year-2 tax: $1,214 · $101/mo
• Expected delta: +$649/yr (+$54/mo · 114.9%)

ⓘ 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 · 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: $11,971
• − Mortgage interest: −$7,556
• − Property taxes: −$565
• − Insurance: −$674
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$3,924
• Taxable loss: −$2,665
• Est. tax savings @ 24.0%: +$640
• After-tax cash flow: $368/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

+79.9% since first listed

9 events — show timeline

• 2026-05-11 Pending — MLS Technology, Inc.
• 2026-04-29 Listed $134,900 MLS Technology, Inc.
• 2025-04-25 Sold (MLS) $30,000 MLS Technology, Inc.
• 2025-04-22 Pending — MLS Technology, Inc.
• 2025-04-21 Listed $39,000 MLS Technology, Inc.
• 2024-09-04 Sold (Public Records) $102,500 Public Records
• 2024-04-22 Sold (MLS) $55,000 MLS Technology, Inc.
• 2024-03-01 Pending — MLS Technology, Inc.
• 2023-07-21 Listed $75,000 MLS Technology, Inc.

Property tax history

+4.6%/yr

Latest (2025): $565 · -27.7% YoY. Source: county tax records.