Character Home, Updated HVAC, New Roof
1955 Rock House in Tahlequah, Updated Throughout — $119,900
7
out of 10
HousesUnder150K Score
Property Merit 50% · Condition 25% · Price/Sq Ft 15% · Market 10%
| Category | Wt. | Score | Detail |
|---|---|---|---|
| Property Merit | 50% | 7 | Rock exterior, hardwood floors, carport, covered porch, corner lot, privacy fence |
| Condition | 25% | 9 | Roof 2019, HVAC 2024, kitchen 2023, bath 2021, insulation 2021 — well-documented move-in ready |
| Price / Sq Ft | 15% | 8 | Listing $114/sqft vs zip median $142/sqft — ~20% below; thin data (8 comps) but directional |
| Price vs. Market | 5% | 8 | $119,900 vs $203,940 zip median — ~41% below; active zip with 79 sales supports median |
| Market Conditions | 5% | 6 | DOM 62 days, sale-to-list 97.3%, price drops 36.8% — meaningful buyer leverage on negotiation |
The rock exterior is the first thing you notice. Full stone construction on a 1955 house is not what most people are scrolling past in this price range, and it gives the place a solidity that you can feel before you even walk in. Corner lot, covered front porch with decorative rock fencing along the yard. It looks like someone built it to stay.
Inside, the hardwood floors are original and intact. That matters at this age because floors like this are usually the first thing to go or the first thing to get covered over. These made it. The kitchen was redone in 2023 with stainless appliances, the bathroom was updated in 2021, and the HVAC was replaced in 2024 with a UV air purifier built into the system. New roof in 2019. Blown-in insulation added in 2021. You could walk through this house and tick off every major system one by one and find something recent on almost all of them. That is not a common combination at $119,900.
At 1,055 square feet with two bedrooms and one bath, this is a small house. That is just the truth. It fits a single person or a couple well. A family with kids will feel the walls. There is a dedicated laundry room, which helps with day-to-day function, and the attached carport and privacy-fenced backyard give you usable outdoor space beyond the front porch.
The zip median is $203,940. This house is listed at $119,900 and priced at $114 per square foot against a zip median of $142. Both gaps point the same direction. It has been on the market 62 days, and about 37% of comparable listings in the area have taken price cuts, which means there is room to have a real conversation on price.
What you get here is a distinctive, well-built house that has been consistently maintained and updated over the last six years, at a number that reflects none of that work. The rock construction alone makes it stand out. The updates make it livable immediately. The price makes it worth a serious look.
