425 Rockdale Blvd · Miami, OK 74354

$25,000

3 bd · 1.0 ba · 1,746 sqft · SingleFamily public records · 320 Days on market

Built 1930 0.34 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

Great location in Miami OK, near schools! Nice exterior appeal and oversized lot. Fire damage. Sold As-Is, Where-Is.

Key facts

• Exterior appeal
• Oversized lot
• 0.34 acre lot

Tags

• OVERSIZED LOT
• EXTERIOR APPEAL

Property features AI

Finance

• Other: Lot area approximately 0.336 acres
• Financial info: Tax details provided separately (not included per instructions)
• HOA & community: No HOA information provided

Exterior

• Parking: Parking details not provided
• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces east; Built according to public records
• Construction: Stone and wood frame construction; Asphalt and fiberglass roof; Slab foundation
• Exterior features: Porch; Corner lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Bedroom details not provided
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating and cooling details not provided
• Interior features: No additional interior features listed
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/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 46.7% 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: crime F, amenities F, commute 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.
• Zoned schools: Roosevelt Es (math 37% / reading 27%, grade F, #213 of 845 statewide, top 28%, 252 students, 0% FRL); Miami Hs (math 12% / reading 22%, grade F, #314 of 447 statewide, top 72%, 438 students, 0% FRL) — zoned schools average 0% FRL vs 62% district-wide (62 pts lower); this property's tenant base skews higher-income than the district average.
• 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $25k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; flood insurance adds $427/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 320 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 5.34% ✓
• Cap rate: 46.74%
• Cash-on-cash: 144.47%
• DSCR: 7.43
• GRM: 1.6

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: 71.4%
• Equity multiple: 4.25×
• Total profit: $22,762
• Equity at exit: $3,728

10-year hold

• IRR: 75.5%
• Equity multiple: 8.89×
• Total profit: $55,199
• 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: 1.6×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$10
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $416

Break-even live

Break-even rent $809

Max offer price $25,000

Occupancy floor 64%

Sensitivity live

Price	-10% $430	-5% $423	+0% $416	+5% $409	+10% $402
Rent	-10% $311	-5% $363	+0% $416	+5% $469	+10% $522
Rate	-1.0pp $429	-0.5pp $423	base $416	+0.5pp $410	+1.0pp $403

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 22 events

1. 2026-06-21
   days on market $25,000 Active 320 DOM
2. 2026-06-21
   days on market $25,000 Active 319 DOM
3. 2026-06-18
   days on market $25,000 Active 317 DOM
4. 2026-06-17
   days on market $25,000 Active 316 DOM
5. 2026-06-16
   days on market $25,000 Active 315 DOM
6. 2026-06-15
   days on market $25,000 Active 314 DOM
7. 2026-06-13
   days on market $25,000 Active 312 DOM
8. 2026-06-12
   days on market $25,000 Active 311 DOM
9. 2026-06-09
   days on market $25,000 Active 308 DOM
10. 2026-06-08
    days on market $25,000 Active 307 DOM
11. 2026-06-08
    days on market $25,000 Active 306 DOM
12. 2026-06-07
    days on market $25,000 Active 305 DOM
13. 2026-06-04
    days on market $25,000 Active 302 DOM
14. 2026-06-02
    days on market $25,000 Active 301 DOM
15. 2026-06-01
    days on market $25,000 Active 300 DOM
16. 2026-05-31
    days on market $25,000 Active 299 DOM
17. 2025-12-18
    price $25,000
18. 2025-08-05
    listed $35,000 Active
19. 2024-08-02
    soldstatus $12,000 Closed 116-char remark

    Show marketing remark (116 chars)

    Great location in Miami OK, near schools! Nice exterior appeal and oversized lot. Fire damage. Sold As-Is, Where-Is.

20. 2024-07-19
    status Pending 116-char remark

    Show marketing remark (116 chars)

    Great location in Miami OK, near schools! Nice exterior appeal and oversized lot. Fire damage. Sold As-Is, Where-Is.

21. 2024-06-21
    listed $14,900 Active 116-char remark

    Show marketing remark (116 chars)

    Great location in Miami OK, near schools! Nice exterior appeal and oversized lot. Fire damage. Sold As-Is, Where-Is.

22. 2007-12-12
    soldstatus $70,000

ⓘ 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: $850 · $71/mo
• Projected year-2 tax: $850 · $71/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 2/10 Low FEMA zone AE · 3% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $16,026
• − Mortgage interest: −$1,400
• − Property taxes: −$850
• − Insurance: −$5,244
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$727
• Taxable income: $5,241
• Est. tax owed @ 24.0%: −$1,258
• After-tax cash flow: $3,736/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

-64.3% since first listed

6 events — show timeline

• 2025-12-18 Price Changed $25,000 MLS Technology, Inc.
• 2025-08-05 Listed $35,000 MLS Technology, Inc.
• 2024-08-02 Sold (MLS) $12,000 MLS Technology, Inc.
• 2024-07-19 Pending — MLS Technology, Inc.
• 2024-06-21 Listed $14,900 MLS Technology, Inc.
• 2007-12-12 Sold (Public Records) $70,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $850 · -3.6% YoY. Source: county tax records.