310 Wilson Ave · Tahlequah, OK 74464

$89,000

3 bd · 1.0 ba · 1,803 sqft · SingleFamily public records · 115 Days on market

Built 1950 0.29 ac lot ↓ 37% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investment opportunity in the heart of Tahlequah! This triplex features three units, each with private entrances, kitchens, and baths, ready for your personal touch. Situated near shops, restaurants, and Northeastern State University, this property offers prime rental potential. With room for upgrades, it’s perfect for investors. Bring your vision and unlock its potential—schedule a showing today!

Key facts

• Private entrances
• Room for upgrades
• Garage

Tags

• PRIVATE ENTRANCES
• PRIME RENTAL POTENTIAL
• ROOM FOR UPGRADES

Property features AI

Finance

• Financial info: Annual tax amount listed (financial details excluded per instructions)

Exterior

• Parking: Detached garage; 1 garage space
• 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 siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Dirt and gravel driveways; Covered porch; Porch

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Bedrooms: Information about bedroom levels not provided
• Flooring: Carpet; Tile; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Window unit(s) for cooling
• Interior features: Wood-framed windows; Laminate countertops; Gas range and gas oven connections; No additional interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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 $615 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $89k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.51% ✓
• Cap rate: 13.27%
• Cash-on-cash: 24.93%
• DSCR: 2.11
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $225,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
445 E Keetoowah St	0.32mi	3/2.0	1,934 (+7%)	1mo	$285,000	$147	68
104 Tommye Ln	0.39mi	3/2.0	1,862 (+3%)	6mo	$286,425	$154	67
500 Covington Pl	0.16mi	3/3.0	1,568 (-13%)	2mo	$230,000	$147	61
702 Wilson Ave	0.20mi	3/2.0	1,552 (-14%)	5mo	$187,700	$121	59
208 Greentree Dr	0.45mi	3/2.0	1,949 (+8%)	10mo	$295,000	$151	53
1005 Kaufman Ave	0.60mi	3/2.0	1,664 (-8%)	6mo	$230,000	$138	50
424 W Ross St	0.57mi	3/2.0	1,982 (+10%)	11mo	$162,500	$82	44
225 N College Ave	0.52mi	4/2.0 (+1)	1,954 (+8%)	12mo	$236,000	$121	42
422 S Mission Ave Unit 1/2	0.58mi	4/2.0 (+1)	1,660 (-8%)	12mo	$185,000	$111	41
601 Goingsnake St	0.71mi	4/3.5 (+1)	1,961 (+9%)	1mo	$245,000	$125	36
202 Greentree Dr	0.48mi	4/2.5 (+1)	2,048 (+14%)	12mo	$236,000	$115	34
508 Garden Rd	0.71mi	4/1.0 (+1)	1,536 (-15%)	7mo	$187,850	$122	31

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: 23.6%
• Equity multiple: 2.03×
• Total profit: $25,624
• Equity at exit: $13,270

10-year hold

• IRR: 34.4%
• Equity multiple: 4.89×
• Total profit: $96,990
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $518

Break-even live

Break-even rent $688

Max offer price $89,000

Occupancy floor 56%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-19
   days on market $89,000 Active 115 DOM
2. 2026-06-18
   days on market $89,000 Active 114 DOM
3. 2026-06-17
   days on market $89,000 Active 113 DOM
4. 2026-06-16
   days on market $89,000 Active 112 DOM
5. 2026-06-15
   days on market $89,000 Active 111 DOM
6. 2026-06-14
   days on market $89,000 Active 109 DOM
7. 2026-06-12
   days on market $89,000 Active 108 DOM
8. 2026-06-09
   days on market $89,000 Active 105 DOM
9. 2026-06-08
   days on market $89,000 Active 104 DOM
10. 2026-06-07
    days on market $89,000 Active 103 DOM
11. 2026-06-05
    days on market $89,000 Active 100 DOM
12. 2026-06-03
    days on market $89,000 Active 99 DOM
13. 2026-06-02
    days on market $89,000 Active 98 DOM
14. 2026-06-01
    days on market $89,000 Active 97 DOM
15. 2026-05-31
    days on market $89,000 Active 96 DOM
16. 2026-05-30
    days on market $89,000 Active 95 DOM
17. 2026-04-06
    price $95,000
18. 2026-02-24
    listed $97,900 Active
19. 2025-06-13
    historical
20. 2024-12-30
    status Active
21. 2024-12-17
    status Pending
22. 2024-12-13
    listed $102,500 Active
23. 2022-09-24
    historical
24. 2022-07-26
    price $169,999
25. 2022-07-11
    price $178,999
26. 2022-06-24
    price $183,999
27. 2022-05-31
    listed $189,000 Active
28. 2020-10-08
    soldstatus $42,500 Closed
29. 2020-09-30
    historical
30. 2020-09-08
    status Pending
31. 2020-07-29
    listed $49,000 Active
32. 2020-06-04
    historical
33. 2019-12-04
    listed $49,000
34. 2019-12-03
    historical
35. 2019-06-03
    listed $49,000
36. 2019-06-03
    historical
37. 2018-12-03
    listed $49,000
38. 2018-12-03
    historical
39. 2018-06-06
    listed $49,000
40. 2012-08-07
    soldstatus $150,000

ⓘ 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: $481 · $40/mo
• Projected year-2 tax: $801 · $67/mo
• Expected delta: +$320/yr (+$27/mo · 66.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,124
• − Mortgage interest: −$4,985
• − Property taxes: −$481
• − Insurance: −$445
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$2,589
• Taxable income: $5,044
• Est. tax owed @ 24.0%: −$1,211
• After-tax cash flow: $5,001/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

-36.7% since first listed

24 events — show timeline

• 2026-04-06 Price Changed $95,000 MLS Technology, Inc.
• 2026-02-24 Listed $97,900 MLS Technology, Inc.
• 2025-06-13 Listing Removed — MLS Technology, Inc.
• 2024-12-30 Relisted — MLS Technology, Inc.
• 2024-12-17 Pending — MLS Technology, Inc.
• 2024-12-13 Listed $102,500 MLS Technology, Inc.
• 2022-09-24 Listing Removed — MLS Technology, Inc.
• 2022-07-26 Price Changed $169,999 MLS Technology, Inc.
• 2022-07-11 Price Changed $178,999 MLS Technology, Inc.
• 2022-06-24 Price Changed $183,999 MLS Technology, Inc.
• 2022-05-31 Listed $189,000 MLS Technology, Inc.
• 2020-10-08 Sold (MLS) $42,500 MLS Technology, Inc.
• 2020-09-30 Listing Removed — MLS Technology, Inc.
• 2020-09-08 Pending — MLS Technology, Inc.
• 2020-07-29 Listed $49,000 MLS Technology, Inc.
• 2020-06-04 Listing Removed — MLS Technology, Inc.
• 2019-12-04 Listed $49,000 MLS Technology, Inc.
• 2019-12-03 Listing Removed — MLS Technology, Inc.
• 2019-06-03 Listing Removed — MLS Technology, Inc.
• 2019-06-03 Listed $49,000 MLS Technology, Inc.
• 2018-12-03 Listing Removed — MLS Technology, Inc.
• 2018-12-03 Listed $49,000 MLS Technology, Inc.
• 2018-06-06 Listed $49,000 MLS Technology, Inc.
• 2012-08-07 Sold (Public Records) $150,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $481 · +3.4% YoY. Source: county tax records.