518 NW 6th St · Checotah, OK 74426

$72,000

1 bd · 1.0 ba · 536 sqft · SingleFamily public records · 84 Days on market

Built 1935 8,451 sqft lot

---

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 +26.1/30.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 518 NW 6th Street in Checotah, Oklahoma! This fully remodeled 2 bedroom, 1 bathroom cottage offers like-new living space at an affordable price. Taken down to the studs and rebuilt, this home features a brand new metal roof, updated plumbing, new heat and air system, fresh paint, and all new flooring throughout. The exterior boasts charming curb appeal with a welcoming front entry and fresh landscaping, while the interior offers a clean, modern feel with updated finishes and an efficient layout. Perfect for a first-time home buyer, downsizer, or investment property. Don’t miss your opportunity to own a move-in ready home for just $85,000. Schedule your showing today!

Key facts

• New metal roof
• Fully remodeled
• Fresh paint

Tags

• FULLY REMODELED
• NEW METAL ROOF
• UPDATED PLUMBING
• NEW HEAT AND AIR SYSTEM
• FRESH PAINT
• NEW FLOORING

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces southeast
• Construction: Wood frame construction; Metal roof
• Exterior features: Deck; Porch; Mature trees; Sloped lot; Sloping topography

Interior

• Kitchen: Built-in range; Electric water heater
• Bedrooms: One bedroom on the first level
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Zoned heating
• Interior features: Vinyl windows; Vinyl flooring; Solid surface counters; Electric oven connection
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($767 rent vs $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 $8k of equity ($498 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $72k implies a 620% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $67,680 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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 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?
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: 1.07% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 3.52×
• Total profit: $50,788
• Equity at exit: $64,863

10-year hold

• IRR: 27.8%
• Equity multiple: 7.96×
• Total profit: $140,365
• Equity at exit: $139,880

Cash invested: $20,160 (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: 7.8×

Monthly cashflow live

• Estimated rent: $767 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$16 /mo · $196/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$161
• Net cashflow: $182

Break-even live

Break-even rent $537

Max offer price $72,000

Occupancy floor 71%

Sensitivity live

Price	-10% $223	-5% $203	+0% $182	+5% $162	+10% $142
Rent	-10% $122	-5% $152	+0% $182	+5% $213	+10% $243
Rate	-1.0pp $219	-0.5pp $201	base $182	+0.5pp $164	+1.0pp $145

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-16
   status $72,000 Pending 84 DOM
2. 2026-06-15
   days on market $72,000 Active 84 DOM
3. 2026-06-13
   days on market $72,000 Active 82 DOM
4. 2026-06-12
   days on market $72,000 Active 81 DOM
5. 2026-06-09
   pricedays on market $72,000 Active 78 DOM
6. 2026-06-08
   days on market $80,000 Active 77 DOM
7. 2026-06-08
   days on market $80,000 Active 76 DOM
8. 2026-06-07
   days on market $80,000 Active 75 DOM
9. 2026-06-04
   days on market $80,000 Active 72 DOM
10. 2026-06-02
    days on market $80,000 Active 71 DOM
11. 2026-06-01
    days on market $80,000 Active 70 DOM
12. 2026-05-31
    days on market $80,000 Active 69 DOM
13. 2026-04-09
    price $80,000
14. 2026-03-20
    listed $85,000 Active
15. 2002-01-31
    soldstatus $10,000

ⓘ 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: $196 · $16/mo
• Projected year-2 tax: $648 · $54/mo
• Expected delta: +$452/yr (+$38/mo · 230.6%)

ⓘ 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 6/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,208
• − Mortgage interest: −$4,033
• − Property taxes: −$196
• − Insurance: −$360
• − Repairs & maintenance: −$737
• − Management: −$737
• − Depreciation: −$2,095
• Taxable income: $1,051
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $1,935/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: 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

• Census place: Checotah, OK
• 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

+700.0% since first listed

3 events — show timeline

• 2026-04-09 Price Changed $80,000 MLS Technology, Inc.
• 2026-03-20 Listed $85,000 MLS Technology, Inc.
• 2002-01-31 Sold (Public Records) $10,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $196 · +7.7% YoY. Source: county tax records.