707 S Cherokee Ave · Tahlequah, OK 74464

$95,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 74 Days on market

Built 1960 0.25 ac lot

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Why this score? — see what drove the C+ 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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• 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

SOLD 'AS IS'. CUTE, 2 BD, 1 BTH, NEW ROOF THAT IS 3 MONTHS OLD, NEW CARPET, WALLPAPER, CURTAIN, REFRIGERATOR, STOVE & NEW HOT WATER HEATER.

Key facts

• 0.25 acre lot
• Built 1960
• Listed 73 days

Property features AI

Exterior

• Parking: Asphalt parking
• Security: No safety shelter
• Utilities: Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Masonite and wood frame construction; Metal roof; Built year from public records
• Exterior features: Covered patio and porch; Porch; Patio; Full yard fencing; Mature trees on the lot; No other exterior features listed

Interior

• Kitchen: Oven; Range; Stove; Dishwasher; Refrigerator
• Flooring: Wood veneer flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Aluminum-framed windows; Wood countertops; No additional interior amenities listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $95k implies a 175% gain — meaningful room to come down on a strong offer.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.08% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.39%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $46,368
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 S College Ave	0.10mi	2/1.0	668 (-1%)	9mo	$45,000	$67	87
805 S Mission Ave	0.18mi	2/1.0	624 (-7%)	15mo	$102,000	$163	68
502 S State Ave	0.26mi	1/1.0 (-1)	644 (-4%)	15mo	$69,900	$109	64
117 S Bluff Ave	0.63mi	2/1.0	640 (-5%)	10mo	$110,000	$172	54
755 Bluff Ave	0.27mi	2/1.0	768 (+14%)	19mo	$53,333	$69	48
749 Bluff Ave	0.28mi	2/1.0	768 (+14%)	19mo	$53,333	$69	48
302 Short St Unit 1/2	0.28mi	2/1.0	768 (+14%)	19mo	$53,333	$69	47
302 Short St	0.28mi	2/1.0	768 (+14%)	19mo	$53,333	$69	47
304 Short St	0.30mi	2/1.0	768 (+14%)	19mo	$53,333	$69	47
421 S Mission Ave	0.38mi	2/1.5	735 (+9%)	23mo	$100,000	$136	46
512 W Fox St	0.29mi	1/1.0 (-1)	578 (-14%)	20mo	$87,500	$151	41

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: 5.6%
• Equity multiple: 1.23×
• Total profit: $6,088
• Equity at exit: $14,165

10-year hold

• IRR: 18.8%
• Equity multiple: 2.90×
• Total profit: $50,605
• Equity at exit: $8,214

Cash invested: $26,600 (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 74464

• Rents YoY: 9.2%
• Active inventory: 367
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$23 /mo · $279/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $253

Break-even live

Break-even rent $710

Max offer price $95,000

Occupancy floor 70%

Sensitivity live

Price	-10% $306	-5% $279	+0% $253	+5% $226	+10% $199
Rent	-10% $171	-5% $212	+0% $253	+5% $293	+10% $334
Rate	-1.0pp $300	-0.5pp $277	base $253	+0.5pp $228	+1.0pp $203

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $95,000 Active 74 DOM
2. 2026-06-18
   days on market $95,000 Active 73 DOM
3. 2026-06-17
   days on market $95,000 Active 72 DOM
4. 2026-06-16
   days on market $95,000 Active 71 DOM
5. 2026-06-15
   days on market $95,000 Active 70 DOM
6. 2026-06-14
   days on market $95,000 Active 68 DOM
7. 2026-06-13
   price $95,000 Active 67 DOM
8. 2026-06-12
   days on market $105,000 Active 67 DOM
9. 2026-06-09
   days on market $105,000 Active 64 DOM
10. 2026-06-08
    days on market $105,000 Active 63 DOM
11. 2026-06-07
    days on market $105,000 Active 62 DOM
12. 2026-06-05
    days on market $105,000 Active 59 DOM
13. 2026-06-03
    days on market $105,000 Active 58 DOM
14. 2026-06-02
    days on market $105,000 Active 57 DOM
15. 2026-06-01
    days on market $105,000 Active 56 DOM
16. 2026-05-31
    days on market $105,000 Active 55 DOM
17. 2026-05-30
    days on market $105,000 Active 54 DOM
18. 2026-04-03
    listed $105,000 Active
19. 2002-01-08
    soldstatus $34,500 145-char remark

    Show marketing remark (145 chars)

    SOLD 'AS IS'. CUTE, 2 BD, 1 BTH, NEW ROOF THAT IS 3 MONTHS OLD, NEW CARPET, WALLPAPER, CURTAIN, REFRIGERATOR, STOVE & NEW HOT WATER HEATER.

20. 2002-01-08
    soldstatus $34,500

    Show marketing remark (145 chars)

    SOLD 'AS IS'. CUTE, 2 BD, 1 BTH, NEW ROOF THAT IS 3 MONTHS OLD, NEW CARPET, WALLPAPER, CURTAIN, REFRIGERATOR, STOVE & NEW HOT WATER HEATER.

21. 2001-11-13
    listed $39,750 145-char remark

    Show marketing remark (145 chars)

    SOLD 'AS IS'. CUTE, 2 BD, 1 BTH, NEW ROOF THAT IS 3 MONTHS OLD, NEW CARPET, WALLPAPER, CURTAIN, REFRIGERATOR, STOVE & NEW HOT WATER HEATER.

22. 2001-11-07
    historical
23. 2001-07-27
    listed $45,000

ⓘ 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: $279 · $23/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$576/yr (+$48/mo · 206.5%)

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

Taxation est. · year 1

• Rental income: $12,358
• − Mortgage interest: −$5,321
• − Property taxes: −$279
• − Insurance: −$475
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$2,764
• Taxable income: $1,541
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $2,660/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

+133.3% since first listed

6 events — show timeline

• 2026-04-03 Listed $105,000 MLS Technology, Inc.
• 2002-01-08 Sold (Public Records) $34,500 Public Records
• 2002-01-08 Sold (MLS) $34,500 MLS Technology, Inc.
• 2001-11-13 Listed $39,750 MLS Technology, Inc.
• 2001-11-07 Listing Removed — MLS Technology, Inc.
• 2001-07-27 Listed $45,000 MLS Technology, Inc.

Property tax history

-0.4%/yr

Latest (2025): $279 · -5.4% YoY. Source: county tax records.