4 E St SW · Miami, OK 74354

$79,900

4 bd · 1.0 ba · 2,332 sqft · SingleFamily public records · 107 Days on market

Built 1910 0.28 ac lot Est $138k · 42% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Rare opportunity to own a charming historic home situated on a spacious corner lot, full of character and original details. Beautiful wood floors highlight the home’s timeless appeal, and the traditional layout offers generous room sizes with abundant natural light. This property does need repairs and updates, but the bones and architectural charm provide a solid foundation for restoration. Ideal for investors, renovators, or buyers looking to customize a historic property to their taste. With the right vision, this home can truly shine again and become a standout property in the neighborhood. Sold as-is.

Key facts

• Wood floors
• Solid foundation
• Spacious corner lot

Tags

• SPACIOUS CORNER LOT
• WOOD FLOORS
• ABUNDANT NATURAL LIGHT
• ARCHITECTURAL CHARM
• SOLID FOUNDATION

Property features AI

Exterior

• Parking: Detached garage with 1 garage space
• Security: No safety shelter
• Utilities: Public water; Public sewer
• Home design: 2 stories; Faces east; Single-family property
• Construction: Built per public records; Wood frame construction; Asphalt/fiberglass roof; Basement and crawlspace foundation; Has basement (partial crawl space)
• Exterior features: Porch; Corner lot

Interior

• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Interior features: Laminate countertops; No additional interior features listed

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/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: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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 $552 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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 1910 — 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: 1.77% ✓
• Cap rate: 15.14%
• Cash-on-cash: 31.61%
• DSCR: 2.41
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $137,588
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 W Central Ave	0.07mi	3/2.0 (-1)	2,515 (+8%)	14mo	$149,500	$59	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: 26.5%
• Equity multiple: 2.10×
• Total profit: $24,597
• Equity at exit: $11,913

10-year hold

• IRR: 34.1%
• Equity multiple: 4.12×
• Total profit: $69,785
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$78 /mo · $932/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $589

Break-even live

Break-even rent $671

Max offer price $79,900

Occupancy floor 53%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $79,900 Active 107 DOM
2. 2026-06-17
   days on market $79,900 Active 106 DOM
3. 2026-06-16
   days on market $79,900 Active 105 DOM
4. 2026-06-15
   days on market $79,900 Active 104 DOM
5. 2026-06-13
   days on market $79,900 Active 102 DOM
6. 2026-06-12
   days on market $79,900 Active 101 DOM
7. 2026-06-09
   days on market $79,900 Active 98 DOM
8. 2026-06-08
   days on market $79,900 Active 97 DOM
9. 2026-06-08
   days on market $79,900 Active 96 DOM
10. 2026-06-07
    days on market $79,900 Active 95 DOM
11. 2026-06-04
    days on market $79,900 Active 92 DOM
12. 2026-06-02
    days on market $79,900 Active 91 DOM
13. 2026-06-01
    days on market $79,900 Active 90 DOM
14. 2026-05-31
    days on market $79,900 Active 89 DOM
15. 2026-02-28
    listed $79,900 Active
16. 2003-11-10
    soldstatus $68,500

ⓘ 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: $932 · $78/mo
• Projected year-2 tax: $932 · $78/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 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: $17,002
• − Mortgage interest: −$4,476
• − Property taxes: −$932
• − Insurance: −$400
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$2,324
• Taxable income: $6,151
• Est. tax owed @ 24.0%: −$1,476
• After-tax cash flow: $5,596/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

+16.6% since first listed

2 events — show timeline

• 2026-02-28 Listed $79,900 MLS Technology, Inc.
• 2003-11-10 Sold (Public Records) $68,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $932 · -12.5% YoY. Source: county tax records.