209 F NE · Miami, OK 74354

$84,000

1 bd · 1.0 ba · 860 sqft · SingleFamily public records · 54 Days on market

Built 1910 6,000 sqft lot

---

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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.2/10.0
• 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

Adorable 3 bed, 1 bath home in Miami, OK that has been completely remodeled and is move-in ready. Updates include new quartz countertops, custom built-ins, luxury vinyl plank flooring, and all new paint and trim throughout. The layout is clean and functional with a bright, fresh feel in every room. Outside, you'll find a large fenced backyard with alley access, giving you extra space and convenience. Located right in town, just minutes from the college and elementary school.

Key facts

• Alley access
• Quartz countertops
• Minutes from college

Tags

• QUARTZ COUNTERTOPS
• CUSTOM BUILT-INS
• LUXURY VINYL PLANK FLOORING
• LARGE FENCED BACKYARD
• ALLEY ACCESS
• MINUTES FROM COLLEGE

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Wood-frame construction with wood siding
• Construction: Built (year per public records); Asphalt/fiberglass roof
• Exterior features: Porch; Storage structure; Chain-link fencing; Corner lot

Interior

• Kitchen: Oven; Dishwasher
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Quartz counters; Stone counters; Ceiling fan(s); Vinyl windows
• Laundry & utility: Washer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $78k (7.7% below list).
• Recommended offer: $78k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 5.8% 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 $581 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.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $84k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $77,500 (7.7% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.92% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 9.0

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-6,196
• Equity at exit: $12,525

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $4,041
• Equity at exit: $7,263

Cash invested: $23,520 (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: 9.0×

Monthly cashflow live

• Estimated rent: $775 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$20 /mo · $236/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $117

Break-even live

Break-even rent $627

Max offer price $84,000

Occupancy floor 80%

Sensitivity live

Price	-10% $165	-5% $141	+0% $117	+5% $93	+10% $70
Rent	-10% $56	-5% $86	+0% $117	+5% $148	+10% $178
Rate	-1.0pp $159	-0.5pp $138	base $117	+0.5pp $95	+1.0pp $73

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 B St NE Miami, OK	2.0	1.0	586	$775	$1.32	21d	43	0.27mi
41 N Main St Miami, OK	2.0	1.0	562	$775	$1.38	21d	61	0.41mi

Listing history 14 events

1. 2026-06-12
   statusdays on market $84,000 Pending 54 DOM
2. 2026-06-09
   days on market $84,000 Active 53 DOM
3. 2026-06-08
   days on market $84,000 Active 52 DOM
4. 2026-06-08
   days on market $84,000 Active 51 DOM
5. 2026-06-07
   days on market $84,000 Active 50 DOM
6. 2026-06-04
   days on market $84,000 Active 47 DOM
7. 2026-06-02
   days on market $84,000 Active 46 DOM
8. 2026-06-01
   days on market $84,000 Active 45 DOM
9. 2026-05-31
   days on market $84,000 Active 44 DOM
10. 2026-05-05
    price $84,000
11. 2026-04-17
    listed $89,000 Active
12. 2023-08-03
    soldstatus $42,000
13. 2004-11-19
    soldstatus $11,000
14. 2002-10-17
    soldstatus $12,000

ⓘ 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: $236 · $20/mo
• Projected year-2 tax: $756 · $63/mo
• Expected delta: +$520/yr (+$43/mo · 220.3%)

ⓘ 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 (shaded) · 0% 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: $9,300
• − Mortgage interest: −$4,705
• − Property taxes: −$236
• − Insurance: −$420
• − Repairs & maintenance: −$744
• − Management: −$744
• − Depreciation: −$2,444
• Taxable income: $7
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $1,403/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

+600.0% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $84,000 MLS Technology, Inc.
• 2026-04-17 Listed $89,000 MLS Technology, Inc.
• 2023-08-03 Sold (Public Records) $42,000 Public Records
• 2004-11-19 Sold (Public Records) $11,000 Public Records
• 2002-10-17 Sold (Public Records) $12,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $236 · -1.7% YoY. Source: county tax records.