729 W 13th · Ada, OK 74820

$58,000

2 bd · 1.0 ba · 750 sqft · SingleFamily public records · 183 Days on market

Built 1920 6,160 sqft lot Est $56k · at est.

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.5/15.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Incredible Investment Opportunity – Two Homes, One Property! Looking to expand your rental portfolio? This unique duplex-style investment offers double the income potential with two homes on one lot. Home #1 – Already generating $450/month in rental income, with tenants covering all utilities. This charming 2 bed / 1 bath home features great curb appeal and a new roof (2023)—a solid, turn-key investment. Home #2 – The exterior has been beautifully remodeled, and now the interior is a blank slate, ready for your vision. Design the perfect layout to maximize rental value and create another steady income stream. With two rental properties side by side, management is a b

Key facts

• New roof
• Duplex style
• 6,160 sq ft lot

Tags

• DUPLEX STYLE
• NEW ROOF
• BEAUTIFULLY REMODELED

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Built with HardiPlank and wood frame; Asphalt/fiberglass roof
• Exterior features: Front porch

Interior

• Kitchen: Oven; Range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating (electric); Window cooling units
• Interior features: Laminate countertops; Ceiling fan(s); Vinyl window features; No additional interior exterior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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: schools D, employment D, crime D-.
• Ada (town): math 17% / reading 23% proficiency, ranked #177 of 270 in OK (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• 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 $401 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $23k; list at $58k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $51,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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?
6. 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?
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: 1.70% ✓
• Cap rate: 14.80%
• Cash-on-cash: 30.39%
• DSCR: 2.35
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $55,500
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Maywood	0.20mi	3/1.0 (+1)	780 (+4%)	8mo	$40,000	$51	72
612 W 8th St	0.41mi	2/1.0	744 (-1%)	16mo	$26,000	$35	66
727 W 16th	0.22mi	2/1.0	816 (+9%)	14mo	$59,500	$73	64
1006 W 13th	0.23mi	1/1.0 (-1)	672 (-10%)	5mo	$27,000	$40	63
826 W 10th	0.27mi	2/1.0	800 (+7%)	18mo	$115,000	$144	62
731 W 16th	0.22mi	2/1.0	851 (+14%)	18mo	$63,000	$74	53
817 Charles	0.60mi	2/1.0	850 (+13%)	1mo	$133,000	$156	48
508 W 4th St	0.72mi	2/1.0	720 (-4%)	16mo	$100,000	$139	46
618 Bluff	0.58mi	2/1.0	816 (+9%)	16mo	$130,000	$159	45
818 W 5th	0.62mi	2/1.0	860 (+15%)	22mo	$16,800	$20	29

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 · 4.83% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.15×
• Total profit: $18,640
• Equity at exit: $8,648

10-year hold

• IRR: 35.6%
• Equity multiple: 4.56×
• Total profit: $57,817
• Equity at exit: $5,015

Cash invested: $16,240 (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: 4.9×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $411

Break-even live

Break-even rent $466

Max offer price $58,000

Occupancy floor 53%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-04
   status Pending
2. 2026-03-09
   status Active
3. 2025-12-02
   status Pending
4. 2025-07-28
   listed $58,000 Active
5. 2025-07-19
   historical
6. 2025-06-27
   price $58,000
7. 2025-05-23
   status Active
8. 2025-04-28
   status Pending
9. 2025-02-20
   listed $65,000 Active
10. 2007-08-13
    soldstatus $23,000
11. 2007-03-08
    soldstatus $18,500
12. 2000-04-28
    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: $475 · $40/mo
• Projected year-2 tax: $522 · $44/mo
• Expected delta: +$47/yr (+$4/mo · 9.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $11,836
• − Mortgage interest: −$3,249
• − Property taxes: −$475
• − Insurance: −$290
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$1,687
• Taxable income: $4,241
• Est. tax owed @ 24.0%: −$1,018
• After-tax cash flow: $3,918/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: Ada
• NCES district ID: 4002430
• Math proficiency: 17% ▼ -11.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $33,907
• Composite: 16.36/100
• National rank: #9203
• State rank: #177 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

• Census place: Ada, OK
• 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

+176.2% since first listed

12 events — show timeline

• 2026-05-04 Pending — MLS Technology, Inc.
• 2026-03-09 Relisted — MLS Technology, Inc.
• 2025-12-02 Pending — MLS Technology, Inc.
• 2025-07-28 Listed $58,000 MLS Technology, Inc.
• 2025-07-19 Listing Removed — MLS Technology, Inc.
• 2025-06-27 Price Changed $58,000 MLS Technology, Inc.
• 2025-05-23 Relisted — MLS Technology, Inc.
• 2025-04-28 Pending — MLS Technology, Inc.
• 2025-02-20 Listed $65,000 MLS Technology, Inc.
• 2007-08-13 Sold (Public Records) $23,000 Public Records
• 2007-03-08 Sold (Public Records) $18,500 Public Records
• 2000-04-28 Sold (Public Records) $21,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $475 · +3.7% YoY. Source: county tax records.