1021 N Vinita Ave · Tahlequah, OK 74464

$79,900

2 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 6 Days on market

Built 1978 4,869 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Rent growth +4.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE HOME ON CORNER LOT CLOSE TO N. S. U.

Key facts

• Close to campus
• 4,869 sq ft lot
• Built 1978

Tags

• CLOSE TO CAMPUS
• STRONG RENTAL POTENTIAL

Property features AI

Exterior

• Parking: Gravel driveway
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Public water; Public sewer
• Home design: Single-story; Entry level: 1; Faces east
• Construction: Stone veneer and wood siding exterior; Wood frame construction; Metal roof; Slab foundation; Built according to public records
• Exterior features: Gravel driveway; Corner lot; East-facing

Interior

• Kitchen: Electric range connection
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vinyl window frames; Laminate counters; Electric range connection; No additional interior features listed
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 12.6% vs local median 4.3% in Tahlequah — 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 66/100 on livability (#124 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools D, amenities D, 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: Rents rising fast (+9.2%/yr); 367 active listings in the ZIP; 48 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cherokee County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago 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.
• Current owner paid $48k; list at $80k implies a 68% gain — meaningful room to come down on a strong offer.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.40%
• DSCR: 2.00
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $162,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 W Seneca St	0.04mi	2/1.0	1,200 (+7%)	20mo	$170,000	$142	71
419 Minor St	0.13mi	3/1.0 (+1)	1,024 (-9%)	11mo	$119,900	$117	65
602 N Jones Ave	0.42mi	3/2.0 (+1)	1,080 (-4%)	1mo	$175,000	$162	64
103 E Allen Rd	0.53mi	2/1.0	1,054 (-6%)	5mo	$225,000	$213	60
408 Pendleton Rd	0.26mi	2/2.0	1,050 (-7%)	18mo	$173,000	$165	58
264 Workman Ct	0.32mi	2/2.0	960 (-15%)	1mo	$138,500	$144	55
206 Northside Ct	0.50mi	2/1.0	960 (-15%)	2mo	$67,000	$70	50
807 N Vinita Ave	0.17mi	3/1.0 (+1)	980 (-13%)	20mo	$47,500	$48	49
904 Lola St	0.71mi	3/1.0 (+1)	1,044 (-7%)	17mo	$159,900	$153	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 1.89×
• Total profit: $19,829
• Equity at exit: $11,913

10-year hold

• IRR: 31.8%
• Equity multiple: 4.56×
• Total profit: $79,627
• Equity at exit: $6,908

Cash invested: $22,372 (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 74464

• Rents YoY: 9.2%
• Active inventory: 367
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$54 /mo · $654/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $418

Break-even live

Break-even rent $642

Max offer price $79,900

Occupancy floor 59%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-11
   status Pending
2. 2026-05-05
   listed $79,900 Active
3. 2016-02-10
   soldstatus $47,500
4. 2016-02-08
   soldstatus $47,500 41-char remark

   Show marketing remark (41 chars)

   CUTE HOME ON CORNER LOT CLOSE TO N. S. U.

5. 2015-12-05
   listed $49,000 41-char remark

   Show marketing remark (41 chars)

   CUTE HOME ON CORNER LOT CLOSE TO N. S. U.

ⓘ 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: $654 · $54/mo
• Projected year-2 tax: $719 · $60/mo
• Expected delta: +$65/yr (+$5/mo · 10.0%)

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

Taxation est. · year 1

• Rental income: $14,043
• − Mortgage interest: −$4,476
• − Property taxes: −$654
• − Insurance: −$400
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$2,324
• Taxable income: $3,942
• Est. tax owed @ 24.0%: −$946
• After-tax cash flow: $4,066/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 — Tahlequah

• Score: 66/100
• State rank: #124
• US rank: #12171

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tahlequah, OK
• County: Cherokee County · 31,116 people
• City population: 31,116
• Metro: Tahlequah, OK
• Population (ZIP): 31,116
• Household income: $51,262
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1058.0

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 0.82)
• Race & ethnicity: White 41% Native American 35% Two or more races 16% Hispanic / Latino 10% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 90% English-only · Spanish 6%

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: ▼ -184.14%
• Current HPI: 226.4004
• Rent YoY: ▲ 9.23%
• Metro: Tahlequah, 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

+63.1% since first listed

5 events — show timeline

• 2026-05-11 Pending — MLS Technology, Inc.
• 2026-05-05 Listed $79,900 MLS Technology, Inc.
• 2016-02-10 Sold (Public Records) $47,500 Public Records
• 2016-02-08 Sold (MLS) $47,500 MLS Technology, Inc.
• 2015-12-05 Listed $49,000 MLS Technology, Inc.

Property tax history

+14.3%/yr

Latest (2025): $654 · +3.5% YoY. Source: county tax records.