706 Coyne St · Miami, OK 74354

$112,000

3 bd · 1.0 ba · 1,516 sqft · SingleFamily public records · 95 Days on market

Built 1950 5,000 sqft lot Est $112k · at est.

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Why this score? — see what drove the C 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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.6/15.0
• 1% rule +6.8/10.0
• 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

Hud prop subj to hud regs & bid proced, uninsured-offered as-is w/ all faults, buyer respons. for replacing any missing meters, possible struct. issues, roof inspect. may be required, evid of mold, bid deadline 10/07/07, 11:59pm, #422-265428

Key facts

• New flooring
• Hot water heater
• New dishwasher

Tags

• NEW FLOORING
• NEW HVAC SYSTEM
• NEW DISHWASHER
• NEW ROOF
• HOT WATER HEATER
• FENCED BACKYARD

Property features AI

Finance

• Financial info: Annual tax amount available

Exterior

• Parking: Concrete driveway
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; High speed internet available; Public water; Public sewer
• Home design: One-story home; Faces south; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Covered porch; Concrete driveway; Chain link fencing; Located less than 5 miles to Neosho River

Interior

• Kitchen: Kitchen with island; Dishwasher; Disposal; Oven; Range; Refrigerator
• Bedrooms: Master bedroom with private bath and walk-in closet (First floor); Bedroom (First floor); Bedroom (First floor)
• Flooring: Carpet
• Bathrooms: Two full bathrooms; Hall bath with bathtub (First floor); Master bath with double sink and shower (First floor)
• Heating & cooling: Central heating (gas and heat pump); Central air conditioning
• Interior features: Laminate counters; Ceiling fan(s); Programmable thermostat; Insulated vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside utility room (First floor); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $102k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 $774 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $101,920 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1950 — 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: 1.18% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $112,184
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 NW D St	0.52mi	3/1.0	1,521 (+0%)	9mo	$134,000	$88	67
1011 B. St	0.33mi	3/1.0	1,557 (+3%)	19mo	$110,500	$71	64
1011 N St NW	0.45mi	3/1.5	1,484 (-2%)	16mo	$110,000	$74	60
819 N St NW	0.50mi	2/2.0 (-1)	1,580 (+4%)	8mo	$87,000	$55	54
441 NW D St	0.47mi	2/2.0 (-1)	1,433 (-6%)	12mo	$125,000	$87	49

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $831
• Equity at exit: $16,700

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $25,164
• Equity at exit: $9,684

Cash invested: $31,360 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $298

Break-even live

Break-even rent $940

Max offer price $112,000

Occupancy floor 72%

Sensitivity live

Price	-10% $361	-5% $330	+0% $298	+5% $266	+10% $235
Rent	-10% $194	-5% $246	+0% $298	+5% $350	+10% $402
Rate	-1.0pp $354	-0.5pp $326	base $298	+0.5pp $269	+1.0pp $239

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $112,000 Active 95 DOM
2. 2026-06-18
   days on market $112,000 Active 93 DOM
3. 2026-06-17
   days on market $112,000 Active 92 DOM
4. 2026-06-16
   days on market $112,000 Active 91 DOM
5. 2026-06-15
   days on market $112,000 Active 90 DOM
6. 2026-06-13
   days on market $112,000 Active 88 DOM
7. 2026-06-12
   days on market $112,000 Active 87 DOM
8. 2026-06-09
   days on market $112,000 Active 84 DOM
9. 2026-06-08
   days on market $112,000 Active 83 DOM
10. 2026-06-08
    days on market $112,000 Active 82 DOM
11. 2026-06-07
    days on market $112,000 Active 81 DOM
12. 2026-06-04
    days on market $112,000 Active 78 DOM
13. 2026-06-02
    days on market $112,000 Active 77 DOM
14. 2026-06-01
    days on market $112,000 Active 76 DOM
15. 2026-05-31
    days on market $112,000 Active 75 DOM
16. 2026-05-08
    price $112,000
17. 2026-04-20
    price $115,000
18. 2026-04-09
    price $118,000
19. 2026-03-23
    price $120,000
20. 2026-03-17
    listed $125,000 Active
21. 2025-06-23
    historical
22. 2025-06-04
    price $110,000
23. 2025-05-20
    status Active
24. 2025-05-12
    status Pending
25. 2025-04-28
    price $118,000
26. 2025-03-17
    price $124,900
27. 2025-03-02
    status Active
28. 2025-02-20
    status Pending
29. 2025-02-13
    listed $139,000 Active
30. 2024-05-06
    soldstatus $117,500
31. 2008-01-18
    soldstatus $30,000 247-char remark

    Show marketing remark (247 chars)

    Hud prop subj to hud regs & bid proced, uninsured-offered as-is w/ all faults, buyer respons. for replacing any missing meters, possible struct. issues, roof inspect. may be required, evid of mold, bid deadline 10/07/07, 11:59pm, #422-265428

32. 2007-09-28
    listed $29,500 247-char remark

    Show marketing remark (247 chars)

    Hud prop subj to hud regs & bid proced, uninsured-offered as-is w/ all faults, buyer respons. for replacing any missing meters, possible struct. issues, roof inspect. may be required, evid of mold, bid deadline 10/07/07, 11:59pm, #422-265428

33. 2004-12-10
    soldstatus $59,500
34. 2004-07-01
    soldstatus $21,000

ⓘ 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: $1,307 · $109/mo
• Projected year-2 tax: $1,307 · $109/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: $15,811
• − Mortgage interest: −$6,274
• − Property taxes: −$1,307
• − Insurance: −$560
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$3,258
• Taxable income: $1,882
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $3,124/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

+433.3% since first listed

19 events — show timeline

• 2026-05-08 Price Changed $112,000 MLS Technology, Inc.
• 2026-04-20 Price Changed $115,000 MLS Technology, Inc.
• 2026-04-09 Price Changed $118,000 MLS Technology, Inc.
• 2026-03-23 Price Changed $120,000 MLS Technology, Inc.
• 2026-03-17 Listed $125,000 MLS Technology, Inc.
• 2025-06-23 Listing Removed — MLS Technology, Inc.
• 2025-06-04 Price Changed $110,000 MLS Technology, Inc.
• 2025-05-20 Relisted — MLS Technology, Inc.
• 2025-05-12 Pending — MLS Technology, Inc.
• 2025-04-28 Price Changed $118,000 MLS Technology, Inc.
• 2025-03-17 Price Changed $124,900 MLS Technology, Inc.
• 2025-03-02 Relisted — MLS Technology, Inc.
• 2025-02-20 Pending — MLS Technology, Inc.
• 2025-02-13 Listed $139,000 MLS Technology, Inc.
• 2024-05-06 Sold (Public Records) $117,500 Public Records
• 2008-01-18 Sold (MLS) $30,000 MLS Technology, Inc.
• 2007-09-28 Listed $29,500 MLS Technology, Inc.
• 2004-12-10 Sold (Public Records) $59,500 Public Records
• 2004-07-01 Sold (Public Records) $21,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,307 · +108.1% YoY. Source: county tax records.