416747 Delaware Dr · Checotah, OK 74426

$97,000

2 bd · 1.0 ba · 929 sqft · SingleFamily · 21 Days on market

Built 2013 Fair condition 5,401 sqft lot

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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 +14.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to this adorable lake home. LAKE VIEW! Enter this home into the screened in front porch to sit and enjoy nature and lakeview. Home has nice living area, two bedrooms, one bathroom and wonderful eat in kitchen with pantry and lots of cabinets. One bedroom has a walk-in closet and the other bedroom has two closets. Home is very neat and clean. New flooring throughout. Walk out of kitchen onto back enclosed deck. Fenced area for dogs. Detached garage/workshop. Carport. Covered open storage. Also attached storage area by house. This lake Eufaula addition has boat ramp and lake access. No HOA. Easy access to I-40 and Hwy 69. Call to view today!

Key facts

• 5,401 sq ft lot
• Garage
• Built 2013

Property features AI

Exterior

• Parking: Detached garage; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Well water; Septic system
• Home design: Single-story home; Faces west; Crawlspace foundation; Property type: Residential
• Construction: Built (year per public records); Aluminum siding with wood frame construction; Metal roof
• Exterior features: Outdoor lighting; Enclosed porch; Patio; Porch; Storage structure; Boat ramp/lift access; Less than 1 mile to water (Eufaula Lake)

Interior

• Kitchen: Kitchen with eat-in area and pantry; Oven, Range, Stove
• Bedrooms: Master bedroom with separate closets (first floor)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Window unit(s)
• Interior features: Ceiling fan(s); Laminate counters; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $17 ($207/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 $87k (10.3% below list).
• Recommended offer: $87k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% 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-, schools F, amenities 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.
• Market conditions: 147 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 $10k of equity ($671 loan paydown + $10k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Climate carrying-cost: moderate 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 $87,040 (10.3% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $36,231
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1079 Harbor Dr	0.10mi	1/1.0 (-1)	1,024 (+10%)	4mo	$40,000	$39	70
416842 Muskogee Ln	0.12mi	1/1.0 (-1)	840 (-10%)	12mo	$22,000	$26	64

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: 24.8%
• Equity multiple: 2.99×
• Total profit: $53,942
• Equity at exit: $87,385

10-year hold

• IRR: 21.9%
• Equity multiple: 6.82×
• Total profit: $158,011
• Equity at exit: $188,450

Cash invested: $27,160 (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: 147
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $870 medium
• Mortgage (P&I): −$509
• Tax est. 1.5%: −$121 /mo · $1,455/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $17

Break-even live

Break-even rent $849

Max offer price $97,000

Occupancy floor 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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $97,000 Active 21 DOM
2. 2026-06-17
   days on market $97,000 Active 20 DOM
3. 2026-06-16
   days on market $97,000 Active 19 DOM
4. 2026-06-15
   days on market $97,000 Active 18 DOM
5. 2026-06-14
   status $97,000 Active 16 DOM
6. 2026-05-21
   status Pending
7. 2026-05-04
   listed $97,000 Active
8. 2026-04-29
   historical
9. 2025-10-29
   listed $97,000 Active
10. 2025-10-28
    historical
11. 2025-04-28
    listed $97,000 Active
12. 2025-04-15
    historical
13. 2025-04-09
    listed $97,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,445
• − Mortgage interest: −$5,434
• − Property taxes: −$1,455
• − Insurance: −$485
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$2,822
• Taxable loss: −$1,422
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $548/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home is in fair condition with some cosmetic updates needed. Landscaping and exterior painting would significantly enhance its curb appeal and value.

Repairs flagged

• Major Landscaping — Needs significant improvement
• Minor Exterior siding — Slight discoloration

Value-add opportunities

• Both Landscaping — Enhances curb appeal and resale value
• Both Paint exterior — Improves curb appeal and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Needs significant improvement	Major	$15,000–50,000
Exterior siding · Slight discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and resale value ↑
• Both Paint exterior — Improves curb appeal and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

+0.0% since first listed

8 events — show timeline

• 2026-05-21 Pending — MLS Technology, Inc.
• 2026-05-04 Listed $97,000 MLS Technology, Inc.
• 2026-04-29 Listing Removed — MLS Technology, Inc.
• 2025-10-29 Listed $97,000 MLS Technology, Inc.
• 2025-10-28 Listing Removed — MLS Technology, Inc.
• 2025-04-28 Listed $97,000 MLS Technology, Inc.
• 2025-04-15 Listing Removed — MLS Technology, Inc.
• 2025-04-09 Listed $97,000 MLS Technology, Inc.