826 NW J St · Miami, OK 74354

$85,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 100 Days on market

Built 1935 Est $117k · 27% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this 3-bedroom, 1-bath home ready for your vision and updates! Being sold as-is, this property needs some work but offers great potential for the right buyer. Utilities have been off since 2024. Features include central heat and air, a new roof, and an attached garage with a floored attic for additional storage or an added room if you desire. The fully fenced yard offers privacy, while the shaded backyard and patio are great for relaxing or entertaining. Ideal for investors or buyers looking to build equity, this home is full of possibilities. Bring your imagination--don't miss this opportunity!

Key facts

• Shaded backyard
• Attached garage
• Central heat and air

Tags

• CENTRAL HEAT AND AIR
• NEW ROOF
• ATTACHED GARAGE
• FLOORED ATTIC
• FULLY FENCED YARD
• SHADED BACKYARD

Property features AI

Finance

• Other: Lot dimensions approximately 6,098

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer
• Home design: Single-family residence; Residential property; Single family - freestanding
• Construction: Wood siding; Stucco exterior; Composition roof; Block foundation; Built area above grade approximately 1,000
• Exterior features: Patio; Chain link fencing

Interior

• Kitchen: Cooktop; Dishwasher
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Natural gas heating; Has cooling
• Interior features: Cooktop; Dishwasher; No fireplace; Crawl space basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 5.2% in Miami — 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 (#327 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Miami (town): math 17% / reading 20% proficiency, ranked #194 of 270 in OK (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3 units permitted in Ottawa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $85k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. 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. 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: 1.24% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.11%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $117,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 O St NW	0.34mi	3/1.5 (+1)	1,076 (+8%)	2mo	$125,500	$117	63

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.28×
• Total profit: $6,553
• Equity at exit: $12,674

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $31,799
• Equity at exit: $7,349

Cash invested: $23,800 (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 74354

• Home prices YoY: -7.3%
• Active inventory: 39
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$33 /mo · $393/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $320

Break-even live

Break-even rent $651

Max offer price $85,000

Occupancy floor 65%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 B St NE Miami, OK	2.0	1.0	586	$910	$1.55	21d	43	0.86mi
41 N Main St Miami, OK	2.0	1.0	562	$910	$1.62	21d	61	0.87mi
427 E St NE Miami, OK	3.0	1.0	1000	$1,250	$1.25	21d	1	1.01mi

Listing history 8 events

1. 2026-06-01
   days on market $85,000 Active 100 DOM
2. 2026-05-31
   days on market $85,000 Active 99 DOM
3. 2026-03-17
   price $85,000
4. 2026-03-03
   price $100,000
5. 2026-02-21
   listed $110,000 Active
6. 2023-07-11
   historical
7. 2008-12-31
   soldstatus $29,500
8. 1997-06-10
   soldstatus $22,000

ⓘ 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: $393 · $33/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$372/yr (+$31/mo · 94.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,661
• − Mortgage interest: −$4,761
• − Property taxes: −$393
• − Insurance: −$425
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$2,473
• Taxable income: $2,583
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $3,215/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: Miami
• NCES district ID: 4019860
• Math proficiency: 17% ▼ -9.00%
• Reading proficiency: 20% ▼ -14.00%
• Median HH income: $36,234
• Composite: 15.35/100
• National rank: #9324
• State rank: #194 of 270 in OK

Livability — Miami

• Score: 60/100
• State rank: #327
• US rank: #18488

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami, OK
• City population: 16,972
• Population (ZIP): 16,972

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 0.60)
• Race & ethnicity: White 63% Native American 20% Two or more races 11% Hispanic / Latino 5% Black 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 1%

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: ▼ -20.93%
• Current HPI: 266.6593
• 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

+286.4% since first listed

6 events — show timeline

• 2026-03-17 Price Changed $85,000 OGAR
• 2026-03-03 Price Changed $100,000 OGAR
• 2026-02-21 Listed $110,000 OGAR
• 2023-07-11 Rental Removed — APPFOLIO
• 2008-12-31 Sold (Public Records) $29,500 Public Records
• 1997-06-10 Sold (Public Records) $22,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $393 · +6.2% YoY. Source: county tax records.