712 Coolidge Dr · Seminole, OK 74868

$125,000

2 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 42 Days on market

Built 1947 0.26 ac lot

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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 +15.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks MLS

Prettiest Cottage style home! Original refinished hardwood floors, up to date paint throughout, spacious kitchen with lots of counter space and huge built-ins. Cute dining area with French doors leading to office, den, etc. whatever you make it! Bathroom has been remodeled with up to date colors, vanity, shower and more! 2 nice size bedrooms with ample closet space. Home has vinyl siding, updated electrical including Main Service, water line has been replaced from the meter to the house. Large corner lot (approx. 11,248 sq ft) with chain link fenced yard and very unique storage building with electric has been "attached" to the house and has vinyl siding. This home is conveniently located to Seminole Middle School and Seminole High School Football field. Nothing left to do here but move in and make it your own!

Key facts

• Large corner lot
• Central heat and air
• Bonus room

Tags

• BONUS ROOM
• ORIGINAL HARDWOOD FLOORS
• CENTRAL HEAT AND AIR
• LARGE CORNER LOT
• OUTBUILDING IN BACKYARD
• CLOSE PROXIMITY TO LOCAL SHOPS

Property features AI

Finance

• Other: Homestead exempt; Occupied
• Financial info: Listing eligible for Cash and Conventional financing; Assumable loans: No
• HOA & community: No mandatory association dues

Exterior

• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public utilities
• Home design: Single-family residence; One level; Residential property
• Construction: Vinyl siding; Composition roof (roof replaced/updated in 2012); Conventional foundation; Existing property
• Exterior features: Open patio; Outbuildings; Chain link fencing; Corner lot

Interior

• Kitchen: Free-standing gas range and oven
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Interior features: Dishwasher included; Wood flooring throughout; Study / home office; Living area and separate dining room; Total of 7 rooms
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $51 ($617/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 $102k (18.4% below list).
• Recommended offer: $102k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.8% in Seminole — 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 63/100 on livability (#222 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Seminole (town): math 17% / reading 21% proficiency, ranked #193 of 270 in OK (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wilson Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 499 students, 0% FRL); Seminole Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 451 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 136 active listings in the ZIP; 93 units permitted in Seminole County in 2024 (43 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $102k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $101,984 (18.4% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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 D 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. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $54,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 Hoover St	0.21mi	2/1.0	1,184 (-0%)	8mo	$18,600	$16	83
903 Jefferson St	0.24mi	3/1.0 (+1)	1,235 (+4%)	1mo	$100,000	$81	76
600 Hoover St	0.28mi	3/1.0 (+1)	1,152 (-3%)	7mo	$17,000	$15	71
1222 Gessel St	0.37mi	3/1.0 (+1)	1,188 (-0%)	8mo	$21,000	$18	71
307 W Evans Ave	0.43mi	2/1.0	1,136 (-4%)	4mo	$6,500	$6	69
1120 Eureka St	0.35mi	2/1.0	1,084 (-9%)	3mo	$45,000	$42	67
812 Hoover St	0.25mi	2/1.0	1,060 (-11%)	6mo	$49,000	$46	65
712 Elm St	0.41mi	3/2.0 (+1)	1,242 (+4%)	1mo	$162,500	$131	64
716 Elm St	0.41mi	3/2.0 (+1)	1,242 (+4%)	3mo	$165,900	$134	62
404 Jefferson St	0.34mi	3/1.0 (+1)	1,273 (+7%)	8mo	$96,000	$75	61
1314 Roosevelt St	0.43mi	3/1.0 (+1)	1,092 (-8%)	6mo	$26,000	$24	56
1412 Ideal St	0.62mi	2/1.0	1,104 (-7%)	7mo	$120,000	$109	53

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.04×
• Total profit: $71,301
• Equity at exit: $112,610

10-year hold

• IRR: 22.5%
• Equity multiple: 6.92×
• Total profit: $207,291
• Equity at exit: $242,848

Cash invested: $35,000 (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 74868

• Home prices YoY: 6.4%
• Active inventory: 136
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $51

Break-even live

Break-even rent $955

Max offer price $125,000

Occupancy floor 90%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $125,000 Active 42 DOM
2. 2026-06-17
   days on market $125,000 Active 41 DOM
3. 2026-06-16
   days on market $125,000 Active 40 DOM
4. 2026-06-15
   days on market $125,000 Active 39 DOM
5. 2026-06-13
   days on market $125,000 Active 37 DOM
6. 2026-06-12
   days on market $125,000 Active 36 DOM
7. 2026-06-09
   days on market $125,000 Active 33 DOM
8. 2026-06-08
   days on market $125,000 Active 32 DOM
9. 2026-06-08
   days on market $125,000 Active 31 DOM
10. 2026-06-07
    days on market $125,000 Active 30 DOM
11. 2026-06-04
    days on market $125,000 Active 27 DOM
12. 2026-06-02
    days on market $125,000 Active 26 DOM
13. 2026-06-01
    days on market $125,000 Active 25 DOM
14. 2026-05-31
    days on market $125,000 Active 24 DOM
15. 2026-05-07
    listed $125,000 Active
16. 2025-05-28
    historical
17. 2025-04-11
    price $122,000
18. 2025-02-01
    listed $125,000 Active
19. 2023-05-31
    soldstatus $102,000
20. 2023-05-24
    soldstatus $102,000 Closed 831-char remark

    Show marketing remark (831 chars)

    Prettiest Cottage style home! Original refinished hardwood floors, up to date paint throughout, spacious kitchen with lots of counter space and huge built-ins. Cute dining area with French doors leading to office, den, etc. whatever you make it! Bathroom has been remodeled with up to date colors, vanity, shower and more! 2 nice size bedrooms with ample closet space. Home has vinyl siding, updated electrical including Main Service, water line has been replaced from the meter to the house. Large corner lot (approx. 11,248 sq ft) with chain link fenced yard and very unique storage building with electric has been "attached" to the house and has vinyl siding. This home is conveniently located to Seminole Middle School and Seminole High School Football field. Nothing left to do here but move in and make it your own!

21. 2023-04-10
    status Pending 831-char remark

    Show marketing remark (831 chars)

    Prettiest Cottage style home! Original refinished hardwood floors, up to date paint throughout, spacious kitchen with lots of counter space and huge built-ins. Cute dining area with French doors leading to office, den, etc. whatever you make it! Bathroom has been remodeled with up to date colors, vanity, shower and more! 2 nice size bedrooms with ample closet space. Home has vinyl siding, updated electrical including Main Service, water line has been replaced from the meter to the house. Large corner lot (approx. 11,248 sq ft) with chain link fenced yard and very unique storage building with electric has been "attached" to the house and has vinyl siding. This home is conveniently located to Seminole Middle School and Seminole High School Football field. Nothing left to do here but move in and make it your own!

22. 2023-04-07
    listed $92,000 Active 831-char remark

    Show marketing remark (831 chars)

    Prettiest Cottage style home! Original refinished hardwood floors, up to date paint throughout, spacious kitchen with lots of counter space and huge built-ins. Cute dining area with French doors leading to office, den, etc. whatever you make it! Bathroom has been remodeled with up to date colors, vanity, shower and more! 2 nice size bedrooms with ample closet space. Home has vinyl siding, updated electrical including Main Service, water line has been replaced from the meter to the house. Large corner lot (approx. 11,248 sq ft) with chain link fenced yard and very unique storage building with electric has been "attached" to the house and has vinyl siding. This home is conveniently located to Seminole Middle School and Seminole High School Football field. Nothing left to do here but move in and make it your own!

23. 2022-10-21
    soldstatus $84,000
24. 2022-10-17
    soldstatus $83,900 Closed
25. 2022-10-14
    soldstatus $83,900 Closed
26. 2022-09-20
    status Pending
27. 2022-09-09
    status Pending
28. 2022-09-09
    status Pending
29. 2022-09-08
    listed $78,900 Active
30. 2022-09-07
    listed $78,900 Active
31. 2013-10-30
    soldstatus $17,500
32. 2013-04-02
    listed $19,999
33. 1998-01-14
    soldstatus $16,000

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$565/yr (+$47/mo · 100.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,238
• − Mortgage interest: −$7,002
• − Property taxes: −$560
• − Insurance: −$625
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$3,636
• Taxable loss: −$1,543
• Est. tax savings @ 24.0%: +$370
• After-tax cash flow: $987/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: Seminole
• NCES district ID: 4027300
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $33,661
• Composite: 15.51/100
• National rank: #9304
• State rank: #193 of 270 in OK

Livability — Seminole

• Score: 63/100
• State rank: #222
• US rank: #15706

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seminole, OK
• Population (ZIP): 12,451

Population outlook (Seminole County) Hauer SSP2

• Today (2025): 25,628 people
• By 2030: 25,617 · +-0.0%
• By 2040: 25,619 · +-0.0%
• By 2050: 25,726 · +0.4%
• By 2075: 26,261 · +2.5%
• By 2100: 25,844 · +0.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 65% Native American 19% Two or more races 10% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Seminole

• 2024 margin: Solid R (+49.7) · D 24.2% · R 74.0% · Other 1.8%
• 2008→2024 swing: -19.1pp toward R · 2008: -30.6pp · 2024: -49.7pp
• All cycles: 2024: R+49.7 2020: R+46.3 2016: R+44.1 2012: R+30.3 2008: R+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.39%
• Current HPI: 255.6657
• 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

+681.2% since first listed

19 events — show timeline

• 2026-05-07 Listed $125,000 MLSOK
• 2025-05-28 Listing Removed — MLSOK
• 2025-04-11 Price Changed $122,000 MLSOK
• 2025-02-01 Listed $125,000 MLSOK
• 2023-05-31 Sold (Public Records) $102,000 Public Records
• 2023-05-24 Sold (MLS) $102,000 MLSOK
• 2023-04-10 Pending — MLSOK
• 2023-04-07 Listed $92,000 MLSOK
• 2022-10-21 Sold (Public Records) $84,000 Public Records
• 2022-10-17 Sold (MLS) $83,900 MLS Technology, Inc.
• 2022-10-14 Sold (MLS) $83,900 MLSOK
• 2022-09-20 Pending — MLSOK
• 2022-09-09 Pending — MLS Technology, Inc.
• 2022-09-09 Pending — MLSOK
• 2022-09-08 Listed $78,900 MLS Technology, Inc.
• 2022-09-07 Listed $78,900 MLSOK
• 2013-10-30 Sold (MLS) $17,500 MLSOK
• 2013-04-02 Listed $19,999 MLSOK
• 1998-01-14 Sold (Public Records) $16,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $560 · -50.7% YoY. Source: county tax records.