1919 W Cherokee Ave · Enid, OK 73703

$35,000

2 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 37 Days on market

Built 1920 7,501 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 1919 West Cherokee Avenue in beautiful Enid, Oklahoma! This two-bedroom, one-bath home is nestled on a picturesque street lined with character and charm. While the property was recently affected by a fire and is being sold as is, where is, it offers the perfect chance for someone with vision to restore and transform it into their dream home. You'll love the spacious fenced yard—ideal for pets, play, or garden space—and the mature trees that frame the lot with a sense of peace and privacy. With its original character and historical appeal, this home is a rare find for investors, renovators, or anyone seeking a rewarding project in a great location. Don't mis

Key facts

• Spacious fenced yard
• Original character
• Historical appeal

Tags

• SPACIOUS FENCED YARD
• MATURE TREES
• ORIGINAL CHARACTER
• HISTORICAL APPEAL
• GREAT LOCATION

Property features AI

Finance

• Other: Located in Garland Add
• Financial info: Not assumable; Not qualifying for loan (per listing data)
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single family residence; Two-level; Faces north; Residential property
• Construction: Frame construction; Composition roof; Single-pane windows; Combination foundation; Existing property
• Exterior features: Covered porch; Wood fencing; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Interior features: Wood flooring; Basement; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $844 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 35.2% vs local median 5.0% in Enid — 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 63/100 on livability (#212 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Enid (town): math 19% / reading 22% proficiency, ranked #168 of 270 in OK (top 62%) — 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.
• Zoned schools: Adams Es (math 8% / reading 12%, grade F, #711 of 845 statewide, top 87%, 279 students, 0% FRL); Enid Hs (math 14% / reading 26%, grade F, #236 of 447 statewide, top 61%, 2,252 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.4%/yr); 171 active listings in the ZIP; 19 units permitted in Garfield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Garfield County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($34k) 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

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 3.82% ✓
• Cap rate: 35.23%
• Cash-on-cash: 103.35%
• DSCR: 5.60
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $116,226
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2522 W Oklahoma Ave	0.44mi	2/1.0	1,134 (-3%)	1mo	$99,000	$87	73
1815 W Oklahoma Ave	0.11mi	3/2.0 (+1)	1,062 (-10%)	0mo	$120,000	$113	70
2418 W Broadway Ave	0.41mi	2/1.0	1,256 (+7%)	1mo	$65,000	$52	68
1024 W Oklahoma Ave	0.62mi	2/1.0	1,182 (+1%)	8mo	$120,000	$102	63
1625 W Maple Ave	0.38mi	3/1.0 (+1)	1,224 (+4%)	10mo	$83,500	$68	62
2709 W Oklahoma Ave	0.58mi	3/1.0 (+1)	1,172 (-0%)	9mo	$136,000	$116	60
2216 W Maine St	0.24mi	2/1.0	1,343 (+14%)	8mo	$82,000	$61	58
1824 W Elm Ave	0.41mi	3/1.0 (+1)	1,248 (+6%)	10mo	$65,500	$52	57
2218 W Maple Ave	0.38mi	3/2.0 (+1)	1,330 (+13%)	3mo	$161,000	$121	48
1810 Seneca Ave	0.70mi	2/1.0	1,297 (+10%)	3mo	$129,000	$99	47
1214 W James Ave	0.58mi	3/2.5 (+1)	1,293 (+10%)	9mo	$155,000	$120	37
1424 W Pine Ave	0.58mi	3/1.5 (+1)	1,000 (-15%)	6mo	$97,000	$97	36

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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.83×
• Total profit: $47,311
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 11.95×
• Total profit: $107,280
• Equity at exit: $3,026

Cash invested: $9,800 (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 73703

• Rents YoY: 2.4%
• Active inventory: 171
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$13 /mo · $154/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $844

Break-even live

Break-even rent $267

Max offer price $35,000

Occupancy floor 32%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-02
   days on market $35,000 Active 37 DOM
2. 2026-06-01
   days on market $35,000 Active 36 DOM
3. 2026-05-31
   days on market $35,000 Active 35 DOM
4. 2026-05-30
   days on market $35,000 Active 34 DOM
5. 2026-05-16
   status Active
6. 2026-04-13
   status Pending
7. 2026-03-25
   status Active
8. 2026-03-20
   status Pending
9. 2026-03-19
   listed $35,000 Active
10. 2025-10-16
    historical
11. 2025-09-15
    price $59,000
12. 2025-08-14
    price $60,000
13. 2025-07-16
    listed $79,000 Active
14. 2013-05-17
    soldstatus $77,500
15. 2010-05-25
    soldstatus $64,000
16. 2007-07-27
    soldstatus $57,900
17. 2006-04-17
    soldstatus $41,250
18. 2004-06-15
    soldstatus $32,000

ⓘ 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: $154 · $13/mo
• Projected year-2 tax: $315 · $26/mo
• Expected delta: +$161/yr (+$13/mo · 104.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,025
• − Mortgage interest: −$1,961
• − Property taxes: −$154
• − Insurance: −$175
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$1,018
• Taxable income: $10,153
• Est. tax owed @ 24.0%: −$2,437
• After-tax cash flow: $7,692/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: Enid
• NCES district ID: 4010920
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 22% ▼ -9.00%
• Median HH income: $42,389
• Composite: 17.59/100
• National rank: #9040
• State rank: #168 of 270 in OK

Livability — Enid

• Score: 63/100
• State rank: #212
• US rank: #15472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Enid, OK
• County: Garfield County · 55,032 people
• City population: 55,032
• Metro: Enid, OK
• Population (ZIP): 30,556
• Household income: $73,333
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 702.0

Population outlook (Garfield County) Hauer SSP2

• Today (2025): 69,026 people
• By 2030: 72,171 · +4.6%
• By 2040: 79,366 · +15.0%
• By 2050: 87,847 · +27.3%
• By 2075: 112,714 · +63.3%
• By 2100: 135,682 · +96.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 10% Two or more races 9% Black 2% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Iranian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 2% Chinese 1%

Political lean MEDSL · Garfield

• 2024 margin: Solid R (+53.8) · D 22.2% · R 76.0% · Other 1.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -51.0pp · 2024: -53.8pp
• All cycles: 2024: R+53.8 2020: R+53.7 2016: R+53.5 2012: R+52.5 2008: R+51.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.61%
• Current HPI: 187.8197
• Rent YoY: ▲ 2.42%
• Metro: Enid, 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

+9.4% since first listed

14 events — show timeline

• 2026-05-16 Relisted — MLSOK
• 2026-04-13 Pending — MLSOK
• 2026-03-25 Relisted — MLSOK
• 2026-03-20 Pending — MLSOK
• 2026-03-19 Listed $35,000 MLSOK
• 2025-10-16 Listing Removed — MLSOK
• 2025-09-15 Price Changed $59,000 MLSOK
• 2025-08-14 Price Changed $60,000 MLSOK
• 2025-07-16 Listed $79,000 MLSOK
• 2013-05-17 Sold (Public Records) $77,500 Public Records
• 2010-05-25 Sold (Public Records) $64,000 Public Records
• 2007-07-27 Sold (Public Records) $57,900 Public Records
• 2006-04-17 Sold (Public Records) $41,250 Public Records
• 2004-06-15 Sold (Public Records) $32,000 Public Records

Property tax history

-14.5%/yr

Latest (2025): $154 · -84.1% YoY. Source: county tax records.