1025 W Fox St · Tahlequah, OK 74464

$115,000

3 bd · 2.0 ba · 1,636 sqft · SingleFamily public records · 2 Days on market

Built 1970 0.31 ac lot Est $216k · 47% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.7/10.0
• Rent growth +4.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1025 W. FOX STREET. .. A WONDERFUL PLACE TO BE! NICE 3 BEDROOM, 2 BATH HOUSE IN A GREAT LOCATION.

Key facts

• Access to nature
• Garage converted
• Investment property

Tags

• INVESTMENT PROPERTY
• RENOVATION POTENTIAL
• NEW ROOF
• GARAGE CONVERTED
• PRIME LOCATION
• ACCESS TO NATURE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.9% 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 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 $795 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 $62k; list at $115k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe 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 $115,000

Questions for the listing agent

1. Built in 1970 — 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: 1.17% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.74%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $215,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 Hillcrest Ave	0.38mi	3/2.0	1,734 (+6%)	0mo	$258,220	$149	72
1202 S Ross Ave	0.57mi	3/2.0	1,620 (-1%)	1mo	$246,500	$152	71
509 W 2nd St	0.51mi	3/2.0	1,608 (-2%)	6mo	$239,900	$149	68
1104 Chase Ave	0.52mi	3/2.0	1,560 (-5%)	6mo	$238,485	$153	63
501 W 2nd St	0.55mi	3/1.5	1,557 (-5%)	4mo	$115,000	$74	61
422 S Mission Ave Unit 1/2	0.49mi	4/2.0 (+1)	1,660 (+2%)	12mo	$185,000	$111	60
852 W Keetoowah St	0.55mi	3/2.0	1,588 (-3%)	12mo	$125,000	$79	60
1105 W 1st St	0.26mi	3/1.0	1,465 (-10%)	11mo	$189,900	$130	58
905 Lamer Ave	0.53mi	3/2.0	1,527 (-7%)	10mo	$69,500	$46	56
608 S College Ave	0.62mi	3/2.0	1,566 (-4%)	12mo	$172,500	$110	54
807 W Choctaw St	0.47mi	3/2.0	1,440 (-12%)	6mo	$209,900	$146	53
513 S State Ave	0.51mi	4/2.0 (+1)	1,400 (-14%)	1mo	$185,000	$132	46

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: 7.7%
• Equity multiple: 1.32×
• Total profit: $10,207
• Equity at exit: $17,147

10-year hold

• IRR: 20.7%
• Equity multiple: 3.15×
• Total profit: $69,126
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$68 /mo · $822/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $342

Break-even live

Break-even rent $911

Max offer price $115,000

Occupancy floor 70%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2025-10-10
   status Pending
2. 2025-10-07
   listed $115,000 Active
3. 2016-08-12
   soldstatus $62,000
4. 2016-08-11
   soldstatus $62,000 97-char remark

   Show marketing remark (97 chars)

   1025 W. FOX STREET. .. A WONDERFUL PLACE TO BE! NICE 3 BEDROOM, 2 BATH HOUSE IN A GREAT LOCATION.

5. 2016-05-16
   listed $69,900 97-char remark

   Show marketing remark (97 chars)

   1025 W. FOX STREET. .. A WONDERFUL PLACE TO BE! NICE 3 BEDROOM, 2 BATH HOUSE IN A GREAT LOCATION.

6. 2016-05-16
   historical

   Show marketing remark (97 chars)

   1025 W. FOX STREET. .. A WONDERFUL PLACE TO BE! NICE 3 BEDROOM, 2 BATH HOUSE IN A GREAT LOCATION.

7. 2015-11-24
   listed $69,900
8. 2009-02-15
   historical
9. 2008-08-15
   listed $79,900
10. 2008-08-15
    historical
11. 2007-04-24
    listed $82,500
12. 1995-09-08
    soldstatus $43,500

ⓘ 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: $822 · $68/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$213/yr (+$18/mo · 25.9%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°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: $16,121
• − Mortgage interest: −$6,442
• − Property taxes: −$822
• − Insurance: −$575
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$3,345
• Taxable income: $2,357
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $3,536/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

+164.4% since first listed

12 events — show timeline

• 2025-10-10 Pending — MLSOK
• 2025-10-07 Listed $115,000 MLSOK
• 2016-08-12 Sold (Public Records) $62,000 Public Records
• 2016-08-11 Sold (MLS) $62,000 MLS Technology, Inc.
• 2016-05-16 Listing Removed — MLS Technology, Inc.
• 2016-05-16 Listed $69,900 MLS Technology, Inc.
• 2015-11-24 Listed $69,900 MLS Technology, Inc.
• 2009-02-15 Listing Removed — MLS Technology, Inc.
• 2008-08-15 Listing Removed — MLS Technology, Inc.
• 2008-08-15 Listed $79,900 MLS Technology, Inc.
• 2007-04-24 Listed $82,500 MLS Technology, Inc.
• 1995-09-08 Sold (Public Records) $43,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $822 · -21.1% YoY. Source: county tax records.