35708 S Fox Hill Rd · Paradise Hill, OK 74451

$65,000

2 bd · 2.0 ba · 868 sqft · Manufactured public records · 44 Days on market

Built 1976 10,018 sqft lot Est $108k · 40% under $17/mo HOA · 2% of rent

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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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Appreciation +7.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Simple, move-in ready home in Tenkiller Harbor on two lots with a boat included. Boat ramp is close by, making lake access easy. This 2-bedroom, 1-bath home comes fully furnished with everything you need, including a sleeper sofa and full kitchen appliances. A large deck offers space to relax or enjoy the outdoors. Recent updates include a new roof (2025) and new flooring (2026). A large 30x30 shed fits the included 18.5-ft 1999 Larsen ski boat and has extra room for lake gear. Amenities included Clubroom, Courtesy Patrol, Park, Pool Available, Tennis Court, & Basketball Court. Great for a weekend getaway or full-time living—just bring your bags and start enjoying the lake.

Key facts

• 0.23 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Property located less than 5 miles from water
• HOA & community: Homeowners association with annual fee; Association amenities include clubhouse, park, pool, guard, and tennis courts; Community marina; Association fee billed annually

Exterior

• Parking: Detached garage with storage, shelves and tandem configuration; 2 garage spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Manufactured single-wide home; 1 story; North-facing; Tie-down foundation
• Construction: Aluminum siding; Metal roof
• Exterior features: Gravel driveway; Deck; Shed(s); Satellite dish; Boat ramp/lift access to Tenkiller Lake; Water access to Tenkiller Lake

Interior

• Kitchen: Microwave; Oven; Range; Stove; Refrigerator
• Bedrooms: 2 total rooms (bedroom details not specified)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum window frames; Insulated doors; Laminate counters; Cable TV; Ceiling fans; Electric oven/range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($866 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#675 in OK) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: health & safety C-, cost of living D, schools 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: 145 active listings in the ZIP; 48 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($449 loan paydown + $4k appreciation (5.7% local appreciation)).
• Cherokee County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $65k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.33% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.36%
• DSCR: 1.64
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $107,632
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15671 W Black Oak Rd	0.31mi	2/2.0	896 (+3%)	11mo	$60,000	$67	71
15009 W Cedar Ln	0.71mi	2/2.0	900 (+4%)	11mo	$141,400	$157	51
15239 W Stagecoach Rd Rd	0.65mi	2/1.0	784 (-10%)	7mo	$97,000	$124	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.72×
• Total profit: $31,299
• Equity at exit: $39,417

10-year hold

• IRR: 25.2%
• Equity multiple: 5.49×
• Total profit: $81,641
• Equity at exit: $70,265

Cash invested: $18,200 (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 74451

• Home prices YoY: 2.2%
• Active inventory: 145
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $866 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$17
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $218

Break-even live

Break-even rent $590

Max offer price $65,000

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-19
   days on market $65,000 Active 44 DOM
2. 2026-06-18
   days on market $65,000 Active 43 DOM
3. 2026-06-17
   price $65,000 Active 42 DOM
4. 2026-06-17
   days on market $75,000 Active 42 DOM
5. 2026-06-16
   days on market $75,000 Active 41 DOM
6. 2026-06-15
   days on market $75,000 Active 40 DOM
7. 2026-06-14
   days on market $75,000 Active 38 DOM
8. 2026-06-12
   days on market $75,000 Active 37 DOM
9. 2026-06-09
   days on market $75,000 Active 34 DOM
10. 2026-06-08
    days on market $75,000 Active 33 DOM
11. 2026-06-07
    days on market $75,000 Active 32 DOM
12. 2026-06-05
    days on market $75,000 Active 29 DOM
13. 2026-06-03
    days on market $75,000 Active 28 DOM
14. 2026-06-02
    days on market $75,000 Active 27 DOM
15. 2026-06-01
    days on market $75,000 Active 26 DOM
16. 2026-05-31
    days on market $75,000 Active 25 DOM
17. 2026-05-30
    pricedays on market $75,000 Active 24 DOM
18. 2026-05-22
    price $84,900
19. 2026-05-06
    listed $99,900 Active
20. 2026-05-01
    historical
21. 2025-11-20
    price $109,900
22. 2025-10-08
    listed $114,500 Active
23. 2025-09-27
    historical
24. 2025-09-25
    listed $120,000 Active
25. 2007-08-24
    soldstatus $37,500
26. 2007-02-06
    soldstatus $25,000
27. 1996-06-25
    soldstatus $25,500

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,389
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$831
• − Management: −$831
• − HOA: −$204
• − Depreciation: −$1,891
• Taxable income: $1,691
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $2,207/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 — Paradise Hill

• Score: 50/100
• State rank: #675
• US rank: #25705

Category grades

Amenities F Commute F Cost of living D Crime A Employment F Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,816

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 0.73)
• Race & ethnicity: White 52% Native American 27% Two or more races 20% Hispanic / Latino 4%
• Common ancestry: Italian 6% Slovak 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▲ 5.65%
• Current HPI: 256.0707
• 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

+232.9% since first listed

10 events — show timeline

• 2026-05-22 Price Changed $84,900 MLS Technology, Inc.
• 2026-05-06 Listed $99,900 MLS Technology, Inc.
• 2026-05-01 Listing Removed — MLS Technology, Inc.
• 2025-11-20 Price Changed $109,900 MLS Technology, Inc.
• 2025-10-08 Listed $114,500 MLS Technology, Inc.
• 2025-09-27 Listing Removed — MLS Technology, Inc.
• 2025-09-25 Listed $120,000 MLS Technology, Inc.
• 2007-08-24 Sold (Public Records) $37,500 Public Records
• 2007-02-06 Sold (Public Records) $25,000 Public Records
• 1996-06-25 Sold (Public Records) $25,500 Public Records

Property tax history

-13.3%/yr

Latest (2025): $26 · -85.2% YoY. Source: county tax records.