622 S Mission Ave · Tahlequah, OK 74464

$139,999

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 77 Days on market

Built 1953 8,185 sqft lot Est $144k · at est.

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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 +19.0/30.0
• ARV discount +8.8/15.0
• DSCR +6.0/10.0
• Rent growth +4.8/5.0
• 1% rule +4.0/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

For Sale By Owner. This remodeled 2 Bedroom, 2 Bathroom home presents an excellent long-term investment opportunity in a high-demand rental area 1.4 miles from Northeastern State University. The home was remodeled in 2023 and features a new HVAC system, providing modern updates and energy-efficient comfort, new energy efficient windows and refinished hardwood floors in the living room and one bedroom. New pex line plumbing throughout the house, new flooring, paint, granite counter tops, new cabinets in 2026. The functional layout includes a utility room, carport and fenced yard. It's close proximity to NSU campus, dining, and shopping makes this property ideal for college student rentals, faculty housing, or long-term tenants. Properties in this area consistently attract renters due to walkable amenities and easy campus access. Situated in close proximity to dining, shopping, and Northeastern State University, this property is ideal for college students, faculty housing, or rental investment.

Key facts

• Hardwood refinish
• New plumbing
• New hvac

Tags

• NEW WINDOWS
• NEW PLUMBING
• NEW HVAC
• NEW WATER HEATER
• HARDWOOD REFINISH
• NEW VINYL PLANK FLOORING

Property features AI

Finance

• HOA & community: Gutters listed as community feature

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Built with wood frame; Asphalt/fiberglass roof
• Exterior features: Covered patio; Patio; Rain gutters; Dirt driveway

Interior

• Kitchen: Oven; Range; Stove
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Granite counters; Gas range connection; Gas oven connection; Vinyl windows; Other interior features
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 $126k (10.3% below list).
• Recommended offer: $126k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 $968 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $85k; list at $140k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $125,629 (10.3% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.90% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $144,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 S Lee Ave	0.30mi	2/2.0 (-1)	961 (+0%)	0mo	$172,000	$179	76
835 Lamer Ave	0.13mi	3/2.0	912 (-5%)	13mo	$149,900	$164	70
799 College Ct	0.36mi	3/1.0	978 (+2%)	15mo	$142,500	$146	67
504 S College Ave	0.30mi	2/1.0 (-1)	973 (+1%)	14mo	$160,100	$165	67
535 S Mission Ave	0.12mi	2/1.0 (-1)	868 (-10%)	9mo	$108,900	$125	66
761 Bluff Ave	0.49mi	2/1.0 (-1)	944 (-2%)	5mo	$132,900	$141	65
759 Bluff St	0.49mi	2/1.0 (-1)	931 (-3%)	3mo	$134,900	$145	64
510 S Cherokee Ave	0.23mi	2/1.0 (-1)	1,064 (+11%)	6mo	$164,000	$154	61
811 W Choctaw St	0.51mi	3/1.0	1,041 (+8%)	17mo	$157,000	$151	48
757 Bluff St	0.49mi	3/1.0	1,103 (+15%)	6mo	$144,000	$131	48
813 W Choctaw St	0.52mi	3/1.0	1,104 (+15%)	5mo	$120,000	$109	46
404 E Ross St	0.70mi	3/1.0	1,100 (+15%)	16mo	$165,000	$150	30

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-6,737
• Equity at exit: $20,874

10-year hold

• IRR: 9.9%
• Equity multiple: 1.92×
• Total profit: $36,183
• Equity at exit: $12,105

Cash invested: $39,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$53 /mo · $635/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $147

Break-even live

Break-even rent $1,070

Max offer price $139,999

Occupancy floor 83%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $139,999 Active 77 DOM
2. 2026-06-18
   days on market $139,999 Active 76 DOM
3. 2026-06-17
   days on market $139,999 Active 75 DOM
4. 2026-06-16
   days on market $139,999 Active 74 DOM
5. 2026-06-15
   days on market $139,999 Active 73 DOM
6. 2026-06-14
   days on market $139,999 Active 71 DOM
7. 2026-06-12
   days on market $139,999 Active 70 DOM
8. 2026-06-09
   days on market $139,999 Active 67 DOM
9. 2026-06-08
   days on market $139,999 Active 66 DOM
10. 2026-06-07
    days on market $139,999 Active 65 DOM
11. 2026-06-05
    days on market $139,999 Active 62 DOM
12. 2026-06-03
    days on market $139,999 Active 61 DOM
13. 2026-06-02
    days on market $139,999 Active 60 DOM
14. 2026-06-01
    days on market $139,999 Active 59 DOM
15. 2026-05-31
    days on market $139,999 Active 58 DOM
16. 2026-05-30
    days on market $139,999 Active 57 DOM
17. 2026-05-18
    price $139,999
18. 2026-04-28
    price $144,900
19. 2026-04-04
    listed $147,000 Active
20. 2026-01-29
    listed $142,000 Active 1007-char remark

    Show marketing remark (1007 chars)

    For Sale By Owner. This remodeled 2 Bedroom, 2 Bathroom home presents an excellent long-term investment opportunity in a high-demand rental area 1.4 miles from Northeastern State University. The home was remodeled in 2023 and features a new HVAC system, providing modern updates and energy-efficient comfort, new energy efficient windows and refinished hardwood floors in the living room and one bedroom. New pex line plumbing throughout the house, new flooring, paint, granite counter tops, new cabinets in 2026. The functional layout includes a utility room, carport and fenced yard. It's close proximity to NSU campus, dining, and shopping makes this property ideal for college student rentals, faculty housing, or long-term tenants. Properties in this area consistently attract renters due to walkable amenities and easy campus access. Situated in close proximity to dining, shopping, and Northeastern State University, this property is ideal for college students, faculty housing, or rental investment.

21. 2023-05-01
    soldstatus $84,900 Closed 111-char remark

    Show marketing remark (111 chars)

    INVESTORS! bring you tools! Come see this nice 3 bedroom, 1 bathroom home. Selling AS IS. Owner/Licensed Agent.

22. 2023-03-17
    status Pending 111-char remark

    Show marketing remark (111 chars)

    INVESTORS! bring you tools! Come see this nice 3 bedroom, 1 bathroom home. Selling AS IS. Owner/Licensed Agent.

23. 2023-03-13
    listed $84,900 Active 111-char remark

    Show marketing remark (111 chars)

    INVESTORS! bring you tools! Come see this nice 3 bedroom, 1 bathroom home. Selling AS IS. Owner/Licensed Agent.

24. 2009-04-30
    soldstatus $60,000
25. 2009-04-29
    soldstatus $59,900
26. 2009-03-31
    historical
27. 2009-02-20
    listed $62,500

ⓘ 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: $635 · $53/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$625/yr (+$52/mo · 98.4%)

ⓘ 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 ≥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: $15,075
• − Mortgage interest: −$7,842
• − Property taxes: −$635
• − Insurance: −$700
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$4,073
• Taxable loss: −$586
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $1,905/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

+124.0% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $139,999 MLS Technology, Inc.
• 2026-04-28 Price Changed $144,900 MLS Technology, Inc.
• 2026-04-04 Listed $147,000 MLS Technology, Inc.
• 2026-01-29 Listed $142,000 Fizber.com
• 2023-05-01 Sold (MLS) $84,900 MLS Technology, Inc.
• 2023-03-17 Pending — MLS Technology, Inc.
• 2023-03-13 Listed $84,900 MLS Technology, Inc.
• 2009-04-30 Sold (Public Records) $60,000 Public Records
• 2009-04-29 Sold (MLS) $59,900 MLS Technology, Inc.
• 2009-03-31 Listing Removed — MLS Technology, Inc.
• 2009-02-20 Listed $62,500 MLS Technology, Inc.

Property tax history

+0.4%/yr

Latest (2025): $635 · -28.3% YoY. Source: county tax records.