35853 S Cherokee Dr · Paradise Hill, OK 74451

$70,000

2 bd · 2.0 ba · 600 sqft · Other · 94 Days on market

Built 2014 10,116 sqft lot $14/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 +28.1/30.0
• DSCR +10.0/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Great opportunity to own lake-area property in Tenkiller Harbor near beautiful Lake Tenkiller! This unique offering includes three lots and partially finished two cabins, each featuring a loft and private bathroom. Cabins are ready for your finishing touches, providing endless possibilities for customization as a weekend retreat, rental investment, or full-time lake getaway. Property also includes two covered carports ideal for boats, RVs, or lake equipment. Conveniently located approximately 0.5 miles from boat ramp access. HOA amenities include clubhouse, swimming pool, security, trash service, and lake access. Enjoy all that lake living has to offer in this scenic area!

Key facts

• Covered carports
• Three lots
• Loft

Tags

• LAKE AREA PROPERTY
• THREE LOTS
• PARTIALLY FINISHED CABINS
• LOFT
• PRIVATE BATHROOM
• COVERED CARPORTS

Property features AI

Finance

• Other: Lot approximately 0.232 acres
• HOA & community: Homeowners association with annual fee ($170); Community amenities include clubhouse, pool, and guard

Exterior

• Parking: 2-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Sewer not available
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Built with steel and wood frame construction; Metal roof; Crawlspace foundation (owner-reported year built source)
• Exterior features: Covered patio; Deck; Patio; Fire pit; Exterior storage structure; Sloping, wooded lot

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Bedrooms: (see full listing for bedroom count and room levels)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with multiple heating units; Two cooling units
• Interior features: High ceilings; Laminate counters; Ceiling fan(s); Electric oven connection; Vinyl windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($813 rent vs $70k).
• Recommended offer: $64k (9.0% 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 ($484 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.16% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.45%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.8%
• Equity multiple: 2.67×
• Total profit: $32,714
• Equity at exit: $42,449

10-year hold

• IRR: 24.4%
• Equity multiple: 5.37×
• Total profit: $85,637
• Equity at exit: $75,670

Cash invested: $19,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $813 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$12 /mo · $146/yr
• Insurance: −$29
• HOA: −$14
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $220

Break-even live

Break-even rent $535

Max offer price $70,000

Occupancy floor 68%

Sensitivity live

Price	-10% $259	-5% $239	+0% $220	+5% $120	+10% $96
Rent	-10% $155	-5% $188	+0% $220	+5% $252	+10% $284
Rate	-1.0pp $255	-0.5pp $237	base $220	+0.5pp $202	+1.0pp $183

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $14 · $168/yr
• Likely covers: trashpoolsecurity

Listing history 17 events

1. 2026-06-19
   days on market $70,000 Active 94 DOM
2. 2026-06-18
   days on market $70,000 Active 93 DOM
3. 2026-06-17
   days on market $70,000 Active 92 DOM
4. 2026-06-16
   days on market $70,000 Active 91 DOM
5. 2026-06-15
   days on market $70,000 Active 90 DOM
6. 2026-06-14
   days on market $70,000 Active 88 DOM
7. 2026-06-12
   days on market $70,000 Active 87 DOM
8. 2026-06-09
   days on market $70,000 Active 84 DOM
9. 2026-06-08
   days on market $70,000 Active 83 DOM
10. 2026-06-07
    days on market $70,000 Active 82 DOM
11. 2026-06-05
    days on market $70,000 Active 79 DOM
12. 2026-06-03
    days on market $70,000 Active 78 DOM
13. 2026-06-02
    days on market $70,000 Active 77 DOM
14. 2026-06-01
    days on market $70,000 Active 76 DOM
15. 2026-05-31
    days on market $70,000 Active 75 DOM
16. 2026-05-30
    days on market $70,000 Active 74 DOM
17. 2026-03-17
    listed $70,000 Active

ⓘ 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: $146 · $12/mo
• Projected year-2 tax: $630 · $52/mo
• Expected delta: +$484/yr (+$40/mo · 331.5%)

ⓘ 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 4/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,753
• − Mortgage interest: −$3,921
• − Property taxes: −$146
• − Insurance: −$350
• − Repairs & maintenance: −$780
• − Management: −$780
• − HOA: −$168
• − Depreciation: −$2,036
• Taxable income: $1,571
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $2,259/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

1 event — show timeline

• 2026-03-17 Listed $70,000 MLS Technology, Inc.

Property tax history

+9.5%/yr

Latest (2025): $146 · +3.5% YoY. Source: county tax records.