12949 Hwy 62 · Woodall, OK 74464

$178,000

3 bd · 2.0 ba · 1,359 sqft · SingleFamily public records · 94 Days on market

Built 1978 1.07 ac lot Est $250k · 29% under ↓ 6% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• Rent growth +4.8/5.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for space, charm, and versatility? This delightful 3-bedroom, 1.5-bath home with a bonus room offers the perfect blend of comfort and functionality! Featuring approximately 1,359 sq ft (CH) of living space, this well-maintained property includes covered parking and sits on a beautiful 1-acre lot with room to grow. Outside, you’ll find numerous outbuildings to fit every lifestyle. Enjoy your own chicken coop, a loafing shed with pipe fencing ideal for a pony or small livestock, and a spacious workshop for hobbies and projects. There’s also a separate shop building that is plumbed for a half bath and was previously used as a business—making it perfect for a home-base

Key facts

• Full acre
• Fully fenced yard
• 1.07 acre lot

Tags

• FULLY FENCED YARD
• MULTIPLE OUTBUILDINGS
• FULL ACRE

Property features AI

Exterior

• Parking: 1-car garage; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Septic tank; Rural water
• Home design: Single-story; Faces north; Entry on slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Dog run; Gravel driveway; Covered porch/patio; Mature trees; Chain link full fencing

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Electric water heater
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Vinyl window features; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $15 ($175/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 (24.7% below list).
• Recommended offer: $134k (24.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#97 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Woodall (rural): math 29% / reading 30% proficiency, ranked #67 of 270 in OK (top 25%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• 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).
• This rent runs 31% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,046 (24.7% 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 25% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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 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. 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?
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: 0.75% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $250,056
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12910 W Hawthorne Ln	0.08mi	3/2.0	1,253 (-8%)	3mo	$230,000	$184	81
12890 W Southern Oaks St	0.36mi	3/2.0	1,278 (-6%)	7mo	$265,000	$207	68
12989 W Hemingway Dr	0.18mi	3/2.0	1,512 (+11%)	13mo	$260,000	$172	62

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: -11.1%
• Equity multiple: 0.58×
• Total profit: $-20,924
• Equity at exit: $26,540

10-year hold

• IRR: 3.5%
• Equity multiple: 1.30×
• Total profit: $14,838
• Equity at exit: $15,390

Cash invested: $49,840 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $15

Break-even live

Break-even rent $1,322

Max offer price $178,000

Occupancy floor 94%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-22
   status Pending
2. 2026-04-21
   price $178,000
3. 2026-03-30
   status Active
4. 2026-03-19
   status Pending
5. 2026-02-26
   status Active
6. 2026-02-23
   status Pending
7. 2026-02-02
   listed $189,900 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: $441 · $37/mo
• Projected year-2 tax: $1,602 · $133/mo
• Expected delta: +$1,161/yr (+$97/mo · 263.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,086
• − Mortgage interest: −$9,971
• − Property taxes: −$441
• − Insurance: −$890
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$5,178
• Taxable loss: −$2,968
• Est. tax savings @ 24.0%: +$712
• After-tax cash flow: $887/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: Woodall
• NCES district ID: 4033090
• Math proficiency: 29% ▼ -21.00%
• Reading proficiency: 30% ▼ -11.00%
• Median HH income: $42,601
• Composite: 25.08/100
• National rank: #7537
• State rank: #67 of 270 in OK

Livability — Woodall

• Score: 67/100
• State rank: #97
• US rank: #11011

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cherokee County · 31,116 people
• 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

-6.3% since first listed

7 events — show timeline

• 2026-05-22 Pending — MLS Technology, Inc.
• 2026-04-21 Price Changed $178,000 MLS Technology, Inc.
• 2026-03-30 Relisted — MLS Technology, Inc.
• 2026-03-19 Pending — MLS Technology, Inc.
• 2026-02-26 Relisted — MLS Technology, Inc.
• 2026-02-23 Pending — MLS Technology, Inc.
• 2026-02-02 Listed $189,900 MLS Technology, Inc.

Property tax history

+3.1%/yr

Latest (2025): $441 · +1.4% YoY. Source: county tax records.