1310 Coolidge St · Seminole, OK 74868

$23,000

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 8 Days on market

Built 1940 7,000 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Nice starter home, good floor plan, large front porch with storm shelter, one storage building will remain (small storage building will be removed). Nice size backyard.

Key facts

• Large front porch
• Nice-sized backyard
• Storage building

Tags

• LARGE FRONT PORCH
• STORM SHELTER
• NICE-SIZED BACKYARD
• STORAGE BUILDING
• FUNCTIONAL LAYOUT
• PUBLIC UTILITIES

Property features AI

Finance

• Other: Homestead exempt; Living area reported as 952 (assessor); Occupancy: vacant; Listing status: active
• Financial info: As-is condition; Cash only offers accepted; Not assumable; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: Additional parking; Gravel parking
• Utilities: Public utilities
• Home design: Single-family residence; One level; Existing property
• Construction: Brick and frame construction; Composition roof; Conventional foundation
• Exterior features: Covered porch; Interior lot

Interior

• Kitchen: Free-standing electric range/oven (electric)
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit(s) for cooling
• Interior features: One living area; One dining area; No fireplace; No in-law plan; Vacant
• Laundry & utility: No mechanical features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($871 rent vs $23k).
• Cap rate 34.6% vs local median 4.8% in Seminole — 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 63/100 on livability (#222 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Seminole (town): math 17% / reading 21% proficiency, ranked #193 of 270 in OK (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wilson Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 499 students, 0% FRL); Seminole Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 451 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 136 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($159 loan paydown + $2k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $19k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 3.79% ✓
• Cap rate: 34.61%
• Cash-on-cash: 101.13%
• DSCR: 5.50
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $74,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 Lee St	0.09mi	2/1.0	896 (-6%)	2mo	$69,900	$78	84
1350 Coolidge St	0.09mi	2/1.0	864 (-9%)	6mo	$22,000	$25	75
812 Hoover St	0.19mi	2/1.0	1,060 (+11%)	6mo	$49,000	$46	67
901 Harding St	0.39mi	2/1.0	873 (-8%)	2mo	$113,500	$130	66
1120 Eureka St	0.21mi	2/1.0	1,084 (+14%)	3mo	$45,000	$42	65
1314 Roosevelt St	0.07mi	3/1.0 (+1)	1,092 (+15%)	6mo	$26,000	$24	62
813 W College Ave	0.50mi	3/1.0 (+1)	912 (-4%)	6mo	$47,500	$52	60
809 N Highland St	0.47mi	2/1.0	864 (-9%)	7mo	$23,500	$27	57
1620 Killingsworth Ave	0.47mi	3/2.0 (+1)	1,000 (+5%)	9mo	$126,000	$126	53
1503 Foster Ave	0.60mi	3/1.0 (+1)	1,000 (+5%)	7mo	$130,000	$130	53
1822 Frank Lynn Ave	0.66mi	3/1.0 (+1)	924 (-3%)	12mo	$75,000	$81	50
1809 Grisso Dr	0.64mi	3/1.0 (+1)	1,077 (+13%)	6mo	$110,000	$102	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.31×
• Total profit: $47,099
• Equity at exit: $20,720

10-year hold

• IRR: —
• Equity multiple: 18.32×
• Total profit: $111,523
• Equity at exit: $44,684

Cash invested: $6,440 (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 74868

• Home prices YoY: 6.4%
• Active inventory: 136
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $871 medium
• Mortgage (P&I): −$121
• Tax from tax record: −$15 /mo · $178/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $543

Break-even live

Break-even rent $184

Max offer price $23,000

Occupancy floor 33%

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: $5,750
• Closing costs: $690
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-09
   days on market $23,000 Active 8 DOM
2. 2026-06-08
   days on market $23,000 Active 7 DOM
3. 2026-06-08
   days on market $23,000 Active 6 DOM
4. 2026-06-07
   days on market $23,000 Active 5 DOM
5. 2026-06-04
   days on market $23,000 Active 2 DOM
6. 2026-06-01
   remarks 681-char remark
7. 2026-06-01
   listed $23,000 Active 1 DOM

ⓘ 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: $178 · $15/mo
• Projected year-2 tax: $207 · $17/mo
• Expected delta: +$29/yr (+$2/mo · 16.3%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,447
• − Mortgage interest: −$1,288
• − Property taxes: −$178
• − Insurance: −$115
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$669
• Taxable income: $6,525
• Est. tax owed @ 24.0%: −$1,566
• After-tax cash flow: $4,947/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: Seminole
• NCES district ID: 4027300
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $33,661
• Composite: 15.51/100
• National rank: #9304
• State rank: #193 of 270 in OK

Livability — Seminole

• Score: 63/100
• State rank: #222
• US rank: #15706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seminole, OK
• Population (ZIP): 12,451

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Native American 19% Two or more races 10% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.39%
• Current HPI: 255.6657
• 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

+2.2% since first listed

4 events — show timeline

• 2026-06-01 Listed $23,000 MLSOK
• 2015-08-26 Sold (MLS) $19,000 MLSOK
• 2015-04-14 Listed $19,900 MLSOK
• 2008-06-17 Sold (Public Records) $22,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $178 · -2.2% YoY. Source: county tax records.