11753 Spring Dr · Miami, OK 74354

$25,000

2 bd · 1.0 ba · 1,680 sqft · Manufactured public records · 134 Days on market

Built 1983 0.31 ac lot

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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
• 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 MLS

Investor's Delight! Three-bedroom, two-bath mobile home situated on a double lot just minutes from the Neosho River. This property offers excellent potential for renovation or resale. Spacious layout, ample outdoor space, and a desirable location make it a solid opportunity for investors or rehab enthusiasts. Ready for remodel and priced to reflect the work needed--bring your vision and unlock the value! Newer roof within the last 5 years. This home does have some fire damage. It is completely gutted and ready for a remodel.

Key facts

• Ample outdoor space
• Newer roof
• Double lot

Tags

• DOUBLE LOT
• NEOSHO RIVER
• SPACIOUS LAYOUT
• AMPLE OUTDOOR SPACE
• NEWER ROOF

Property features AI

Finance

• Other: Property listed as Residential; Lot dimensions reported as 13,498 sq ft

Exterior

• Parking: No designated parking
• Security: No security features listed
• Utilities: Septic tank sewer
• Home design: Single-family residence (freestanding)
• Construction: Vinyl siding exterior; Composition roof; Built area reported as 1,680 above-grade finished square feet
• Exterior features: Cleared corner lot; No patio or porch listed; No fencing listed

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 5 total rooms (number of bedrooms not specified)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating listed; No cooling listed
• Interior features: No built-in appliances listed; No fireplace listed
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.9% 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 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 4.52% ✓
• Cap rate: 40.89%
• Cash-on-cash: 123.57%
• DSCR: 6.50
• GRM: 1.8

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: 6.98×
• Total profit: $41,877
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 14.66×
• Total profit: $95,653
• Equity at exit: $2,162

Cash invested: $7,000 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $721

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 31%

Sensitivity live

Price	-10% $738	-5% $729	+0% $721	+5% $712	+10% $704
Rent	-10% $631	-5% $676	+0% $721	+5% $766	+10% $810
Rate	-1.0pp $733	-0.5pp $727	base $721	+0.5pp $714	+1.0pp $708

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $25,000 Active 134 DOM
2. 2026-06-18
   days on market $25,000 Active 132 DOM
3. 2026-06-17
   days on market $25,000 Active 131 DOM
4. 2026-06-16
   days on market $25,000 Active 130 DOM
5. 2026-06-15
   days on market $25,000 Active 129 DOM
6. 2026-06-13
   days on market $25,000 Active 127 DOM
7. 2026-06-12
   pricedays on market $25,000 Active 126 DOM
8. 2026-06-09
   days on market $35,000 Active 123 DOM
9. 2026-06-08
   days on market $35,000 Active 122 DOM
10. 2026-06-08
    days on market $35,000 Active 121 DOM
11. 2026-06-07
    days on market $35,000 Active 120 DOM
12. 2026-06-04
    days on market $35,000 Active 117 DOM
13. 2026-06-02
    days on market $35,000 Active 116 DOM
14. 2026-06-01
    days on market $35,000 Active 115 DOM
15. 2026-05-31
    days on market $35,000 Active 114 DOM
16. 2026-02-06
    listed $35,000 Active

    Show marketing remark (530 chars)

    Investor's Delight! Three-bedroom, two-bath mobile home situated on a double lot just minutes from the Neosho River. This property offers excellent potential for renovation or resale. Spacious layout, ample outdoor space, and a desirable location make it a solid opportunity for investors or rehab enthusiasts. Ready for remodel and priced to reflect the work needed--bring your vision and unlock the value! Newer roof within the last 5 years. This home does have some fire damage. It is completely gutted and ready for a remodel.

17. 2026-02-06
    listed $35,000 Active 530-char remark

    Show marketing remark (530 chars)

    Investor's Delight! Three-bedroom, two-bath mobile home situated on a double lot just minutes from the Neosho River. This property offers excellent potential for renovation or resale. Spacious layout, ample outdoor space, and a desirable location make it a solid opportunity for investors or rehab enthusiasts. Ready for remodel and priced to reflect the work needed--bring your vision and unlock the value! Newer roof within the last 5 years. This home does have some fire damage. It is completely gutted and ready for a remodel.

18. 2009-08-10
    soldstatus $23,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°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: $13,574
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$727
• Taxable income: $8,774
• Est. tax owed @ 24.0%: −$2,106
• After-tax cash flow: $6,544/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

• 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

+48.9% since first listed

3 events — show timeline

• 2026-02-06 Listed $35,000 OGAR
• 2026-02-06 Listed $35,000 SOMO
• 2009-08-10 Sold (Public Records) $23,500 Public Records