219 SE 1st St · Checotah, OK 74426

$129,500

3 bd · 1.0 ba · 1,297 sqft · SingleFamily public records · 152 Days on market

Built 1979 0.27 ac lot Est $140k · 8% under ↓ 4% since listing

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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 +17.0/30.0
• ARV discount +10.9/15.0
• Appreciation +10.0/10.0
• DSCR +5.3/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Charming home featuring a beautiful, fenced yard perfect for kids, pets, or simply to enjoy. It is a 3-bedroom, 1-bath with large additional building ideal for a garage, storage, workshop or all three!! Convenient location close to local schools, shopping and everyday amenities. This home also includes many updates including paint, flooring, new walk-in shower and brand-new roof! Whether you're a first-time homebuyer, downsizing, or looking for a great rental investment this home checks all the boxes!!

Key facts

• Many updates
• Fenced yard
• New walk-in shower

Tags

• FENCED YARD
• LARGE ADDITIONAL BUILDING
• MANY UPDATES
• NEW WALK-IN SHOWER
• BRAND-NEW ROOF

Property features AI

Exterior

• Parking: Gravel driveway
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Corner lot
• Construction: Brick, vinyl siding, and wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Built per public records
• Exterior features: Covered porch; Deck; Patio; Gravel driveway; Chain-link fencing; Workshop

Interior

• Kitchen: Country-style kitchen; Dishwasher; Oven; Range / Stove
• Bedrooms: Master bedroom (first level); Additional bedrooms (first level)
• Flooring: Carpet; Vinyl
• Bathrooms: Hall bathroom with double sink, full bath with shower only (first level)
• Heating & cooling: Electric heating; Space heater; Window cooling unit(s)
• Interior features: Ceiling fan(s); Laminate counters; Insulated doors; Aluminum frame windows with storm windows; Accessible doors; Gas range connection; Gas oven connection
• Laundry & utility: Inside utility room (first level); Washer hookup; Electric dryer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $110k (14.7% below list).
• Recommended offer: $110k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.8% in Checotah — 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 60/100 on livability (#328 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B; Watch: health & safety C-, schools F, amenities F.
• Checotah (town): math 32% / reading 28% proficiency, ranked #72 of 270 in OK (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 147 active listings in the ZIP; 20 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($895 loan paydown + $13k appreciation (10.0% local appreciation)).
• McIntosh County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $110,459 (14.7% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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: 0.85% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.93%
• DSCR: 1.13
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $140,076
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 E Lafayette	0.35mi	3/1.0	1,164 (-10%)	9mo	$165,000	$142	59
604 Spring	0.37mi	3/2.0	1,396 (+8%)	9mo	$145,000	$104	58
402 N Broadway	0.60mi	2/1.5 (-1)	1,248 (-4%)	1mo	$135,000	$108	58
311 NW 1st St	0.57mi	3/2.0	1,406 (+8%)	1mo	$215,000	$153	55
911 W Mcintosh Ave	0.58mi	3/2.0	1,392 (+7%)	3mo	$85,000	$61	54
620 Spring Ave	0.42mi	3/1.0	1,361 (+5%)	22mo	$175,500	$129	54
220 Duncan Ave	0.51mi	3/1.0	1,341 (+3%)	20mo	$145,000	$108	54
513 W Rankin Ave	0.54mi	3/2.0	1,340 (+3%)	16mo	$85,000	$63	52
801 SW 4th St	0.46mi	3/1.5	1,134 (-13%)	17mo	$114,000	$101	41
210 NW 4th St	0.61mi	4/2.0 (+1)	1,416 (+9%)	11mo	$165,000	$117	38
1012 W Mcintosh	0.69mi	2/1.0 (-1)	1,368 (+6%)	21mo	$165,000	$121	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 3.10×
• Total profit: $76,118
• Equity at exit: $116,664

10-year hold

• IRR: 23.1%
• Equity multiple: 7.06×
• Total profit: $219,618
• Equity at exit: $251,590

Cash invested: $36,260 (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 74426

• Home prices YoY: 5.3%
• Active inventory: 147
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $89

Break-even live

Break-even rent $992

Max offer price $129,500

Occupancy floor 87%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-22
   status Active
2. 2026-04-22
   price $129,500
3. 2026-03-23
   status Pending
4. 2026-03-12
   price $132,500
5. 2025-11-25
   listed $134,900 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: $612 · $51/mo
• Projected year-2 tax: $1,166 · $97/mo
• Expected delta: +$554/yr (+$46/mo · 90.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,255
• − Mortgage interest: −$7,254
• − Property taxes: −$612
• − Insurance: −$648
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$3,767
• Taxable loss: −$1,146
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $1,338/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: Checotah
• NCES district ID: 4007350
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $34,331
• Composite: 24.73/100
• National rank: #7607
• State rank: #72 of 270 in OK

Livability — Checotah

• Score: 60/100
• State rank: #328
• US rank: #18495

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Checotah, OK
• Population (ZIP): 9,482

Population outlook (McIntosh County) Hauer SSP2

• Today (2025): 18,935 people
• By 2030: 18,272 · -3.5%
• By 2040: 16,905 · -10.7%
• By 2050: 15,771 · -16.7%
• By 2075: 14,097 · -25.6%
• By 2100: 12,572 · -33.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 62% Native American 18% Two or more races 13% Hispanic / Latino 5% Black 3% Asian 2%
• Common ancestry: Iranian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · German/W. Germanic 2% Other Indo-European 1% Spanish 1%

Political lean MEDSL · McIntosh

• 2024 margin: Solid R (+52.7) · D 22.9% · R 75.7% · Other 1.4%
• 2008→2024 swing: -33.5pp toward R · 2008: -19.3pp · 2024: -52.7pp
• All cycles: 2024: R+52.7 2020: R+49.7 2016: R+42.5 2012: R+23.8 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.32%
• Current HPI: 325.0751
• 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

-4.0% since first listed

5 events — show timeline

• 2026-04-22 Relisted — MLS Technology, Inc.
• 2026-04-22 Price Changed $129,500 MLS Technology, Inc.
• 2026-03-23 Pending — MLS Technology, Inc.
• 2026-03-12 Price Changed $132,500 MLS Technology, Inc.
• 2025-11-25 Listed $134,900 MLS Technology, Inc.

Property tax history

+1.0%/yr

Latest (2025): $612 · +7.7% YoY. Source: county tax records.