304 E 8th St · South Coffeyville, OK 74072

$96,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 11 Days on market

Built 1947 0.32 ac lot Est $75k · 28% over

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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 +21.1/30.0
• Appreciation +8.2/10.0
• DSCR +6.7/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome home to this South Coffeyville gem offering 2 bedrooms, 1 bathroom, a 1-car garage, and a 2-car carport on a spacious corner lot! This home has seen several updates over the last 5–10 years including remodeled bathroom, updated windows, roof, newer flooring, and a new garage door. Enjoy the extra outdoor space, convenient parking, and the opportunity to make this well-maintained property your own. Whether you’re looking for a starter home, downsizing, or an investment opportunity, this one is worth a look!

Key facts

• Extra outdoor space
• Remodeled bathroom
• Updated windows

Tags

• REMODELED BATHROOM
• UPDATED WINDOWS
• NEW GARAGE DOOR
• SPACIOUS CORNER LOT
• EXTRA OUTDOOR SPACE
• CONVENIENT PARKING

Property features AI

Finance

• HOA & community: Gutters noted as a community feature

Exterior

• Parking: Attached garage with 2 spaces; Carport
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces south; Corner lot
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Built from public records
• Exterior features: Rain gutters; Covered porch

Interior

• Kitchen: Dishwasher
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Other interior features; Insulated vinyl windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/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 $89k (7.4% below list).
• Recommended offer: $89k (7.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#161 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• South Coffeyville (town): math 15% / reading 15% proficiency, ranked #462 of 513 in OK (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 2 active listings in the ZIP; 8 units permitted in Nowata County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($664 loan paydown + $6k appreciation (6.3% local appreciation)).
• Nowata County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $26k; list at $96k implies a 262% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $88,897 (7.4% below list)

Questions for the listing agent

1. Built in 1947 — 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. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $74,784
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Willow St	0.17mi	2/1.0	936 (-5%)	18mo	$75,000	$80	69
718 Shawnee St	0.26mi	3/1.0 (+1)	1,040 (+6%)	9mo	$79,500	$76	65
707 Lake St	0.16mi	3/2.0 (+1)	1,057 (+7%)	11mo	$70,000	$66	62
607 Wyandotte St	0.18mi	2/2.0	1,120 (+14%)	9mo	$117,000	$104	57
317 Etchen Blvd	0.38mi	3/2.0 (+1)	1,125 (+14%)	3mo	$83,500	$74	47
720 Willow St	0.19mi	3/2.0 (+1)	1,120 (+14%)	20mo	$79,900	$71	42

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

Projected returns pro-forma

6.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.42×
• Total profit: $38,249
• Equity at exit: $62,270

10-year hold

• IRR: 20.0%
• Equity multiple: 4.91×
• Total profit: $105,099
• Equity at exit: $114,618

Cash invested: $26,880 (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 74072

• Home prices YoY: 2.1%
• Active inventory: 2
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $889 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$21 /mo · $253/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $138

Break-even live

Break-even rent $715

Max offer price $96,000

Occupancy floor 80%

Sensitivity live

Price	-10% $192	-5% $165	+0% $138	+5% $111	+10% $83
Rent	-10% $68	-5% $103	+0% $138	+5% $173	+10% $208
Rate	-1.0pp $186	-0.5pp $162	base $138	+0.5pp $113	+1.0pp $88

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-13
   listed $96,000 Active
2. 1997-08-22
   soldstatus $26,500

ⓘ 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: $253 · $21/mo
• Projected year-2 tax: $864 · $72/mo
• Expected delta: +$611/yr (+$51/mo · 241.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,668
• − Mortgage interest: −$5,377
• − Property taxes: −$253
• − Insurance: −$480
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$2,793
• Taxable income: $58
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $1,639/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: South Coffeyville
• NCES district ID: 4026640
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $44,086
• Composite: 16.65/100
• National rank: #14233
• State rank: #462 of 513 in OK

Livability — South Coffeyville

• Score: 64/100
• State rank: #161
• US rank: #13612

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Coffeyville, OK
• Population (ZIP): 1,657

Population outlook (Nowata County) Hauer SSP2

• Today (2025): 10,711 people
• By 2030: 10,803 · +0.9%
• By 2040: 10,984 · +2.5%
• By 2050: 11,094 · +3.6%
• By 2075: 11,730 · +9.5%
• By 2100: 11,734 · +9.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Native American 17% Two or more races 15% Hispanic / Latino 1%
• Common ancestry: Slovak 4% Lithuanian 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Nowata

• 2024 margin: Solid R (+67.0) · D 15.8% · R 82.8% · Other 1.5%
• 2008→2024 swing: -30.5pp toward R · 2008: -36.5pp · 2024: -67.0pp
• All cycles: 2024: R+67.0 2020: R+66.0 2016: R+60.9 2012: R+39.0 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.32%
• Current HPI: 310.3846
• 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

+262.3% since first listed

2 events — show timeline

• 2026-05-13 Listed $96,000 MLS Technology, Inc.
• 1997-08-22 Sold (Public Records) $26,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $253 · +5.9% YoY. Source: county tax records.