206 Pine St · North Miami, OK 74358

$16,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 1 Days on market

Built 1985

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Project Opportunity: A True Blank Canvas This 2-bedroom, 1-bathroom bungalow is the ultimate & quot; clean slate& quot; project for a seasoned contractor or an ambitious visionary. Measuring 840 sq. ft. , the home has been stripped back to its essentials, offering a rare chance to install modern systems from the ground up without the hassle of working around dated infrastructure. The Shell & amp; Infrastructure * Total System Reset: The property currently has no HVAC or electrical systems, providing a completely open path for new wiring, a high-efficiency climate control system, and modern plumbing. * Structural Potential: With a compact footprint, this is an ideal candidate

Key facts

• Structural potential
• Design freedom
• Blank canvas

Tags

• BLANK CANVAS
• STRUCTURAL POTENTIAL
• DESIGN FREEDOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $16k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($905 rent vs $16k).

Location & tenants

• Location reads 56/100 on livability (#520 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, crime F, amenities F.
• Commerce (town): math 15% / reading 18% proficiency, ranked #221 of 270 in OK (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 3 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $591 of equity ($111 loan paydown + $480 appreciation (3.0% local appreciation)).
• Ottawa County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $16,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 5.66% ✓
• Cap rate: 51.97%
• Cash-on-cash: 163.14%
• DSCR: 8.26
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 10.09×
• Total profit: $40,729
• Equity at exit: $7,194

10-year hold

• IRR: —
• Equity multiple: 21.23×
• Total profit: $90,646
• Equity at exit: $11,087

Cash invested: $4,480 (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 74358

• Active inventory: 1
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $905 medium
• Mortgage (P&I): −$84
• Tax from tax record: −$16 /mo · $188/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $609

Break-even live

Break-even rent $134

Max offer price $16,000

Occupancy floor 28%

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: $4,000
• Closing costs: $480
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-26
   listed $16,000 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: $188 · $16/mo
• Projected year-2 tax: $188 · $16/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $10,865
• − Mortgage interest: −$896
• − Property taxes: −$188
• − Insurance: −$80
• − Repairs & maintenance: −$869
• − Management: −$869
• − Depreciation: −$465
• Taxable income: $7,497
• Est. tax owed @ 24.0%: −$1,799
• After-tax cash flow: $5,509/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: Commerce
• NCES district ID: 4008490
• Math proficiency: 15% ▼ -16.00%
• Reading proficiency: 18% ▼ -9.00%
• Median HH income: $30,738
• Composite: 13.16/100
• National rank: #9558
• State rank: #221 of 270 in OK

Livability — North Miami

• Score: 56/100
• State rank: #520
• US rank: #22763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Miami, OK
• City population: 227
• Population (ZIP): 227

Population outlook (Ottawa County) Hauer SSP2

• Today (2025): 31,860 people
• By 2030: 31,699 · -0.5%
• By 2040: 31,324 · -1.7%
• By 2050: 30,745 · -3.5%
• By 2075: 29,902 · -6.1%
• By 2100: 27,545 · -13.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 59% Native American 23% Hispanic / Latino 8% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 4% Iranian 2% French 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Ottawa

• 2024 margin: Solid R (+53.5) · D 22.5% · R 76.0% · Other 1.6%
• 2008→2024 swing: -29.9pp toward R · 2008: -23.6pp · 2024: -53.5pp
• All cycles: 2024: R+53.5 2020: R+51.2 2016: R+47.2 2012: R+29.7 2008: R+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-05-26 Listed $16,000 FSBO.com

Property tax history

+7.3%/yr

Latest (2025): $188 · +18.2% YoY. Source: county tax records.