18941 County Road 1520 · Ada, OK 74820

$145,000

3 bd · 2.0 ba · 1,473 sqft · SingleFamily public records · 17 Days on market

Built 1990 2.50 ac lot ↓ 17% since listing

---

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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

So much potential here on 2.5 acres on east side of Ada just minutes from hospital & shopping. Slab/crawl space, 20x20 shop & small storage building. Newer water, propane line & hot water tank and appliances. Attached carport.

Key facts

• Shop building
• 2.5 acres
• 2.5 acre lot

Tags

• 2.5 ACRES
• SHOP BUILDING
• NEW KITCHEN APPLIANCES
• PROPERTY IMPROVEMENTS

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: Owned security system; Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Septic tank
• Home design: North-facing; Single-story home; Crawlspace foundation
• Construction: Built using wood frame and vinyl siding; Metal roof; Crawlspace foundation
• Exterior features: Deck; Workshop; Wooded lot; Stream/creek on property; Spring on property

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator; Gas water heater
• Flooring: Concrete; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Propane heating; Radiant heating; Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Vinyl windows; Gas range connection
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $26 ($311/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 $121k (16.6% below list).
• Recommended offer: $121k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.0% in Ada — 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 70/100 on livability (#41 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, crime D-, amenities F.
• Byng (rural): math 35% / reading 35% proficiency, ranked #32 of 270 in OK (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Homer Es (math 59% / reading 49%, grade C, #29 of 845 statewide, top 3%, 628 students, 0% FRL); Byng Jhs (math 22% / reading 30%, grade F, #79 of 345 statewide, top 24%, 357 students, 0% FRL); Byng Hs (math 17% / reading 37%, grade F, #125 of 447 statewide, top 31%, 278 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 305 active listings in the ZIP; 2 units permitted in Pontotoc County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pontotoc County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $120k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,941 (16.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.83% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-19,602
• Equity at exit: $21,620

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-5,389
• Equity at exit: $12,537

Cash invested: $40,600 (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 74820

• Home prices YoY: -11.5%
• Rents YoY: 4.8%
• Active inventory: 305
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $26

Break-even live

Break-even rent $1,177

Max offer price $145,000

Occupancy floor 93%

Sensitivity live

Price	-10% $108	-5% $67	+0% $26	+5% $-15	+10% $-56
Rent	-10% $-70	-5% $-22	+0% $26	+5% $74	+10% $121
Rate	-1.0pp $99	-0.5pp $63	base $26	+0.5pp $-12	+1.0pp $-50

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-05
   status Pending
2. 2026-04-27
   price $145,000
3. 2026-04-20
   status Active
4. 2026-04-11
   status Pending
5. 2026-04-08
   listed $152,500 Active
6. 2023-08-23
   soldstatus $120,000
7. 2023-08-22
   soldstatus $120,000 Closed 244-char remark

   Show marketing remark (244 chars)

   So much potential here on 2.5 acres on east side of Ada just minutes from hospital & shopping. Slab/crawl space, 20x20 shop & small storage building. Newer water, propane line & hot water tank and appliances. Attached carport.

8. 2023-06-26
   status Pending 244-char remark

   Show marketing remark (244 chars)

   So much potential here on 2.5 acres on east side of Ada just minutes from hospital & shopping. Slab/crawl space, 20x20 shop & small storage building. Newer water, propane line & hot water tank and appliances. Attached carport.

9. 2023-06-14
   price $120,000 244-char remark

   Show marketing remark (244 chars)

   So much potential here on 2.5 acres on east side of Ada just minutes from hospital & shopping. Slab/crawl space, 20x20 shop & small storage building. Newer water, propane line & hot water tank and appliances. Attached carport.

10. 2023-05-22
    price $164,000 244-char remark

    Show marketing remark (244 chars)

    So much potential here on 2.5 acres on east side of Ada just minutes from hospital & shopping. Slab/crawl space, 20x20 shop & small storage building. Newer water, propane line & hot water tank and appliances. Attached carport.

11. 2023-05-01
    listed $174,000 Active 244-char remark

    Show marketing remark (244 chars)

    So much potential here on 2.5 acres on east side of Ada just minutes from hospital & shopping. Slab/crawl space, 20x20 shop & small storage building. Newer water, propane line & hot water tank and appliances. Attached carport.

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$1/yr ($0/mo · 0.1%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $14,513
• − Mortgage interest: −$8,122
• − Property taxes: −$1,304
• − Insurance: −$725
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$4,218
• Taxable loss: −$2,179
• Est. tax savings @ 24.0%: +$523
• After-tax cash flow: $834/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: Byng
• NCES district ID: 4006060
• Math proficiency: 35% ▼ -7.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $49,993
• Composite: 30.36/100
• National rank: #6258
• State rank: #32 of 270 in OK

Livability — Ada

• Score: 70/100
• State rank: #41
• US rank: #7835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pontotoc County · 31,943 people
• City population: 31,943
• Metro: Ada, OK
• Population (ZIP): 31,943
• Household income: $62,357
• Rent vs Own: 36.8% rent · 63.2% own
• Severe rent burden: 774.0

Population outlook (Pontotoc County) Hauer SSP2

• Today (2025): 39,521 people
• By 2030: 40,140 · +1.6%
• By 2040: 41,242 · +4.4%
• By 2050: 42,293 · +7.0%
• By 2075: 44,678 · +13.0%
• By 2100: 46,015 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 62% Native American 19% Two or more races 13% Hispanic / Latino 7% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Pontotoc

• 2024 margin: Solid R (+46.6) · D 25.7% · R 72.3% · Other 2.1%
• 2008→2024 swing: -9.9pp toward R · 2008: -36.7pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+43.7 2016: R+45.8 2012: R+38.8 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.45%
• Current HPI: 250.7685
• Rent YoY: ▲ 4.83%
• Metro: Ada, OK
• 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

-16.7% since first listed

11 events — show timeline

• 2026-05-05 Pending — MLS Technology, Inc.
• 2026-04-27 Price Changed $145,000 MLS Technology, Inc.
• 2026-04-20 Relisted — MLS Technology, Inc.
• 2026-04-11 Pending — MLS Technology, Inc.
• 2026-04-08 Listed $152,500 MLS Technology, Inc.
• 2023-08-23 Sold (Public Records) $120,000 Public Records
• 2023-08-22 Sold (MLS) $120,000 MLS Technology, Inc.
• 2023-06-26 Pending — MLS Technology, Inc.
• 2023-06-14 Price Changed $120,000 MLS Technology, Inc.
• 2023-05-22 Price Changed $164,000 MLS Technology, Inc.
• 2023-05-01 Listed $174,000 MLS Technology, Inc.

Property tax history

+16.0%/yr

Latest (2025): $1,304 · +0.3% YoY. Source: county tax records.