305 22nd NE · Miami, OK 74354

$80,000

2 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 68 Days on market

Built 1946 0.28 ac lot Est $136k · 41% under ↓ 11% since listing

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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 +9.1/10.0
• 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

3 bedroom, 1 bathroom home situated on a corner lot in Miami with a spacious backyard offering plenty of room to make it your own. The property has a solid layout and good bones, making it a great opportunity for someone looking to add their personal touch, invest, or create value. The large yard provides space for outdoor living, pets, or future improvements. Whether you're a first-time buyer, investor, or someone looking for a project, this property is full of potential and ready for its next chapter.

Key facts

• Spacious backyard
• Large yard
• Solid layout

Tags

• CORNER LOT
• SPACIOUS BACKYARD
• SOLID LAYOUT
• LARGE YARD
• OUTDOOR LIVING

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story home; Faces south; Entry on main level
• Construction: Brick, vinyl siding, and wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Built from public records
• Exterior features: Covered porch; Rain gutters; Satellite dish; Corner lot

Interior

• Kitchen: Built-in range; Built-in oven; Oven; Range; Disposal
• Flooring: Carpet; Wood veneer
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; Cable TV; Ceiling fan(s); Gas oven connection; Vinyl windows
• Laundry & utility: Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 2 comparable units currently listed for rent nearby; 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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: 1.41% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.19%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $136,144
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2305 NE C St	0.14mi	3/1.5 (+1)	990 (-8%)	14mo	$126,000	$127	62
1839 D St NE	0.29mi	2/1.0	1,202 (+12%)	7mo	$118,000	$98	61
1230 NE A St	0.73mi	3/2.0 (+1)	1,083 (+1%)	8mo	$155,000	$143	49
1910 NW H St. St NW	0.74mi	3/1.5 (+1)	1,167 (+9%)	13mo	$111,000	$95	33

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: 9.8%
• Equity multiple: 1.39×
• Total profit: $8,682
• Equity at exit: $11,928

10-year hold

• IRR: 19.0%
• Equity multiple: 2.58×
• Total profit: $35,480
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $340

Break-even live

Break-even rent $700

Max offer price $80,000

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 E St NE Miami, OK	3.0	1.0	1000	$1,250	$1.25	21d	1	1.40mi
205 B St NE Miami, OK	2.0	1.0	586	$910	$1.55	21d	43	1.50mi

Listing history 6 events

1. 2026-05-31
   status $80,000 Pending 68 DOM
2. 2026-05-31
   days on market $80,000 Active 68 DOM
3. 2026-05-12
   price $80,000
4. 2026-04-07
   status Active
5. 2026-03-31
   status Pending
6. 2026-03-17
   listed $90,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 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: $13,556
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$2,327
• Taxable income: $2,979
• Est. tax owed @ 24.0%: −$715
• After-tax cash flow: $3,360/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

-11.1% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $80,000 MLS Technology, Inc.
• 2026-04-07 Relisted — MLS Technology, Inc.
• 2026-03-31 Pending — MLS Technology, Inc.
• 2026-03-17 Listed $90,000 MLS Technology, Inc.

Property tax history

+1.7%/yr

Latest (2025): $112 · +1.8% YoY. Source: county tax records.