1011 W Cherokee Ave · Enid, OK 73703

$135,000

2 bd · 2.0 ba · 1,454 sqft · SingleFamily public records · 122 Days on market

Built 1920 Est $96k · 41% over

---

Why this score? — see what drove the D 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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

80% Conventional loan @ Prime Lending, 4.0% interest, 30 yrs; 1454 sq ft mol per Court House records. Concessions paid by seller for buyer: $2,000.00.

Key facts

• Master suite
• Formal dining room
• Large front porch

Tags

• HARDWOOD FLOORS
• GAS FIREPLACE
• FORMAL DINING ROOM
• MASTER SUITE
• FRENCH DOORS
• LARGE FRONT PORCH

Property features AI

Finance

• Other: Located in the Ferguson Place subdivision

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story; Home faces north
• Construction: Vinyl siding
• Exterior features: Wood fencing; Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Fireplace in the family room; Partially finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (0.4% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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-, schools D-, crime 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.
• Market conditions: Rents rising (+2.4%/yr); 175 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 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 $98k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.00% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $95,964
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 W Oklahoma Ave	0.20mi	3/2.0 (+1)	1,453 (-0%)	8mo	$75,000	$52	79
505 S Harrison St	0.16mi	3/1.5 (+1)	1,402 (-4%)	6mo	$77,500	$55	74
1407 W Broadway Ave	0.30mi	3/2.0 (+1)	1,400 (-4%)	3mo	$165,000	$118	72
819 W Wabash Ave	0.41mi	3/2.0 (+1)	1,396 (-4%)	5mo	$132,600	$95	65
1214 W James Ave	0.31mi	3/2.5 (+1)	1,293 (-11%)	9mo	$155,000	$120	52
422 Lydell Carr Dr	0.74mi	3/1.0 (+1)	1,416 (-3%)	2mo	$78,500	$55	51
1924 W Owen K Garriott Rd	0.69mi	3/1.0 (+1)	1,398 (-4%)	13mo	$60,000	$43	41
1509 Vinita Ave	0.53mi	3/1.5 (+1)	1,648 (+13%)	9mo	$237,000	$144	39
1017 W Pine Ave	0.45mi	3/2.0 (+1)	1,248 (-14%)	15mo	$82,500	$66	38
1508 Indian Dr	0.59mi	3/1.5 (+1)	1,670 (+15%)	4mo	$163,500	$98	38
2021 W Cherokee Ave	0.73mi	3/1.0 (+1)	1,578 (+8%)	13mo	$11,000	$7	32
1824 W Elm Ave	0.70mi	3/1.0 (+1)	1,248 (-14%)	10mo	$65,500	$52	27

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-9,689
• Equity at exit: $20,129

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $5,026
• Equity at exit: $11,672

Cash invested: $37,800 (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: 175
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $204

Break-even live

Break-even rent $1,086

Max offer price $135,000

Occupancy floor 80%

Sensitivity live

Price	-10% $280	-5% $242	+0% $204	+5% $166	+10% $128
Rent	-10% $98	-5% $151	+0% $204	+5% $257	+10% $310
Rate	-1.0pp $272	-0.5pp $238	base $204	+0.5pp $169	+1.0pp $133

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $135,000 Active 122 DOM
2. 2026-06-19
   days on market $135,000 Active 120 DOM
3. 2026-06-18
   days on market $135,000 Active 119 DOM
4. 2026-06-17
   days on market $135,000 Active 118 DOM
5. 2026-06-16
   days on market $135,000 Active 117 DOM
6. 2026-06-15
   days on market $135,000 Active 116 DOM
7. 2026-06-14
   days on market $135,000 Active 114 DOM
8. 2026-06-12
   days on market $135,000 Active 113 DOM
9. 2026-06-09
   days on market $135,000 Active 110 DOM
10. 2026-06-08
    days on market $135,000 Active 109 DOM
11. 2026-06-07
    pricedays on market $135,000 Active 108 DOM
12. 2026-06-02
    days on market $136,000 Active 103 DOM
13. 2026-06-01
    days on market $136,000 Active 102 DOM
14. 2026-05-31
    days on market $136,000 Active 101 DOM
15. 2026-05-30
    days on market $136,000 Active 100 DOM
16. 2026-04-06
    price $136,000
17. 2026-02-19
    listed $136,900 Active
18. 2015-04-27
    soldstatus $98,000 150-char remark

    Show marketing remark (150 chars)

    80% Conventional loan @ Prime Lending, 4.0% interest, 30 yrs; 1454 sq ft mol per Court House records. Concessions paid by seller for buyer: $2,000.00.

19. 2015-04-27
    soldstatus $98,000

    Show marketing remark (150 chars)

    80% Conventional loan @ Prime Lending, 4.0% interest, 30 yrs; 1454 sq ft mol per Court House records. Concessions paid by seller for buyer: $2,000.00.

20. 2015-03-23
    listed $99,900 150-char remark

    Show marketing remark (150 chars)

    80% Conventional loan @ Prime Lending, 4.0% interest, 30 yrs; 1454 sq ft mol per Court House records. Concessions paid by seller for buyer: $2,000.00.

21. 2014-02-28
    soldstatus $74,000

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$90/yr (+$8/mo · 8.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $16,131
• − Mortgage interest: −$7,562
• − Property taxes: −$1,125
• − Insurance: −$675
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$3,927
• Taxable income: $261
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $2,385/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

+83.8% since first listed

6 events — show timeline

• 2026-04-06 Price Changed $136,000 NWOAR
• 2026-02-19 Listed $136,900 NWOAR
• 2015-04-27 Sold (Public Records) $98,000 Public Records
• 2015-04-27 Sold (MLS) $98,000 NWOAR
• 2015-03-23 Listed $99,900 NWOAR
• 2014-02-28 Sold (Public Records) $74,000 Public Records

Property tax history

+14.4%/yr

Latest (2025): $1,125 · +7.8% YoY. Source: county tax records.