21823 S Ginger Dr · Park Hill, OK 74451

$114,500

3 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 72 Days on market

Built 1973 0.27 ac lot Est $151k · 24% under

---

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 +24.0/30.0
• ARV discount +15.0/15.0
• Appreciation +7.8/10.0
• DSCR +7.7/10.0
• 1% rule +5.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Ranch style home in Park Hill. Home features 3 bedrooms , 1 full bathroom with 2 living areas. Also includes a 1 car detached garage built on a slab.

Key facts

• Outdoor recreation
• Open concept living
• Clear waters

Tags

• OUTDOOR RECREATION
• CLEAR WATERS
• MATURE TREES
• HUGE SHOP
• LOW TRAFFIC RESIDENTIAL STREET
• OPEN CONCEPT LIVING

Property features AI

Exterior

• Parking: Concrete driveway
• Security: Smoke detectors; No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone service available
• Home design: Single-story home; Faces south; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built based on public records
• Exterior features: Covered patio; Concrete driveway; Workshop; Full chain link fence; Mature trees on lot

Interior

• Kitchen: Oven; Range; Stove
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Insulated vinyl windows; Laminate counters; Cable TV available; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#285 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools F, amenities F, 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: 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 $7k of equity ($792 loan paydown + $6k 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, 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 72 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $114k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,630 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $150,968
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21797 S Ginger Dr	0.02mi	4/1.0 (+1)	1,487 (+11%)	2mo	$141,000	$95	74
21758 S Ginger Dr	0.08mi	3/1.0	1,219 (-9%)	24mo	$170,000	$139	62
21820 S Ginger Dr	0.03mi	3/1.0	1,502 (+12%)	24mo	$169,000	$113	58

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: 19.4%
• Equity multiple: 2.27×
• Total profit: $40,708
• Equity at exit: $69,434

10-year hold

• IRR: 19.0%
• Equity multiple: 4.51×
• Total profit: $112,608
• Equity at exit: $123,775

Cash invested: $32,060 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$600
• Tax from tax record: −$75 /mo · $901/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $157

Break-even live

Break-even rent $1,000

Max offer price $114,500

Occupancy floor 82%

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-15
   status Pending
2. 2026-05-05
   price $114,500
3. 2026-04-15
   price $114,900
4. 2026-03-23
   price $119,900
5. 2026-03-04
   listed $122,500 Active
6. 2015-04-21
   soldstatus $51,000 149-char remark

   Show marketing remark (149 chars)

   Ranch style home in Park Hill. Home features 3 bedrooms , 1 full bathroom with 2 living areas. Also includes a 1 car detached garage built on a slab.

7. 2015-01-16
   listed $51,000 149-char remark

   Show marketing remark (149 chars)

   Ranch style home in Park Hill. Home features 3 bedrooms , 1 full bathroom with 2 living areas. Also includes a 1 car detached garage built on a slab.

8. 2005-12-12
   soldstatus $80,000
9. 2005-12-06
   soldstatus $80,000 253-char remark

   Show marketing remark (253 chars)

   Great family home beautifuly decorated through out with custom paint. Large den, all new fixtures in bath, new vinyl windows, new range & oven, new hot water heater, 24x24 metal shop building with concrete floor and electric and large fenced yard.

10. 2005-11-02
    historical 253-char remark

    Show marketing remark (253 chars)

    Great family home beautifuly decorated through out with custom paint. Large den, all new fixtures in bath, new vinyl windows, new range & oven, new hot water heater, 24x24 metal shop building with concrete floor and electric and large fenced yard.

11. 2005-06-13
    listed $77,900 253-char remark

    Show marketing remark (253 chars)

    Great family home beautifuly decorated through out with custom paint. Large den, all new fixtures in bath, new vinyl windows, new range & oven, new hot water heater, 24x24 metal shop building with concrete floor and electric and large fenced yard.

12. 1995-04-26
    soldstatus $38,000

ⓘ 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: $901 · $75/mo
• Projected year-2 tax: $1,030 · $86/mo
• Expected delta: +$130/yr (+$11/mo · 14.4%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $14,386
• − Mortgage interest: −$6,414
• − Property taxes: −$901
• − Insurance: −$1,370
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$3,331
• Taxable income: $69
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $1,872/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 — Park Hill

• Score: 61/100
• State rank: #285
• US rank: #17549

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park Hill, OK
• 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

+201.3% since first listed

12 events — show timeline

• 2026-05-15 Pending — MLS Technology, Inc.
• 2026-05-05 Price Changed $114,500 MLS Technology, Inc.
• 2026-04-15 Price Changed $114,900 MLS Technology, Inc.
• 2026-03-23 Price Changed $119,900 MLS Technology, Inc.
• 2026-03-04 Listed $122,500 MLS Technology, Inc.
• 2015-04-21 Sold (MLS) $51,000 MLS Technology, Inc.
• 2015-01-16 Listed $51,000 MLS Technology, Inc.
• 2005-12-12 Sold (Public Records) $80,000 Public Records
• 2005-12-06 Sold (MLS) $80,000 MLS Technology, Inc.
• 2005-11-02 Listing Removed — MLS Technology, Inc.
• 2005-06-13 Listed $77,900 MLS Technology, Inc.
• 1995-04-26 Sold (Public Records) $38,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $901 · -4.1% YoY. Source: county tax records.