708 W 3rd · Ada, OK 74820

$69,000

2 bd · 1.0 ba · 946 sqft · SingleFamily public records · 30 Days on market

Built 1960 7,000 sqft lot Est $93k · 26% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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 MLS

Great rental, ready for it's future tenant. Very clean. Bedrooms do not have closets the only closet is in living room. Make offer.

Key facts

• 7,000 sq ft lot
• Built 1960
• Listed 29 days

Property features AI

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Wood frame construction; Metal roof; Built according to public records
• Exterior features: Covered porch; Shed(s); Chain link fencing

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Radiant heating; Window cooling unit(s)
• Interior features: Vinyl windows; Storm doors; Laminate counters; Gas range connection; Gas oven connection; Smoke detector(s)
• Laundry & utility: Gas dryer hookup

🏷️ Possibly a rental listed for sale. The $69,000 price doesn't fit this home's estimated sale value (~$92,708) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 $477 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $52k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $67,965 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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 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?
4. 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?
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: 1.49% ✓
• Cap rate: 12.67%
• Cash-on-cash: 22.79%
• DSCR: 2.01
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $92,708
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 W 5th	0.17mi	2/1.0	974 (+3%)	5mo	$20,000	$21	83
418 W 6th St	0.35mi	2/1.0	1,012 (+7%)	1mo	$132,000	$130	71
500 W 4th	0.23mi	3/1.0 (+1)	975 (+3%)	11mo	$65,000	$67	70
711 W 8th	0.38mi	3/1.0 (+1)	915 (-3%)	3mo	$95,000	$104	69
916 N Oak	0.16mi	3/1.0 (+1)	1,000 (+6%)	16mo	$97,500	$98	65
811 W 7th St	0.32mi	3/1.0 (+1)	1,012 (+7%)	6mo	$57,800	$57	64
804 W 10th	0.51mi	2/1.0	975 (+3%)	10mo	$69,250	$71	62
419 W 5th	0.32mi	3/1.0 (+1)	1,056 (+12%)	1mo	$6,000	$6	60
406 W 2nd	0.31mi	2/1.0	1,044 (+10%)	15mo	$119,500	$114	56
618 Bluff	0.22mi	2/1.0	816 (-14%)	16mo	$130,000	$159	54
928 W 12th	0.68mi	2/1.0	880 (-7%)	8mo	$11,300	$13	50
912 W 13th St	0.74mi	3/1.0 (+1)	1,080 (+14%)	1mo	$150,000	$139	36

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: 17.7%
• Equity multiple: 1.73×
• Total profit: $14,112
• Equity at exit: $10,288

10-year hold

• IRR: 27.4%
• Equity multiple: 3.62×
• Total profit: $50,569
• Equity at exit: $5,966

Cash invested: $19,320 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $367

Break-even live

Break-even rent $563

Max offer price $69,000

Occupancy floor 59%

Sensitivity live

Price	-10% $406	-5% $386	+0% $367	+5% $347	+10% $328
Rent	-10% $286	-5% $326	+0% $367	+5% $408	+10% $448
Rate	-1.0pp $402	-0.5pp $384	base $367	+0.5pp $349	+1.0pp $331

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $69,000 Active 30 DOM
2. 2026-06-18
   days on market $69,000 Active 29 DOM
3. 2026-06-17
   days on market $69,000 Active 28 DOM
4. 2026-06-16
   days on market $69,000 Active 27 DOM
5. 2026-06-15
   days on market $69,000 Active 26 DOM
6. 2026-06-14
   days on market $69,000 Active 24 DOM
7. 2026-06-12
   days on market $69,000 Active 23 DOM
8. 2026-06-09
   days on market $69,000 Active 20 DOM
9. 2026-06-08
   days on market $69,000 Active 19 DOM
10. 2026-06-07
    days on market $69,000 Active 18 DOM
11. 2026-06-05
    days on market $69,000 Active 15 DOM
12. 2026-06-02
    days on market $69,000 Active 13 DOM
13. 2026-06-01
    days on market $69,000 Active 12 DOM
14. 2026-05-31
    days on market $69,000 Active 11 DOM
15. 2026-05-30
    days on market $69,000 Active 10 DOM
16. 2026-05-20
    listed $69,000 Active
17. 2024-07-19
    soldstatus $52,500 Closed 131-char remark

    Show marketing remark (131 chars)

    Great rental, ready for it's future tenant. Very clean. Bedrooms do not have closets the only closet is in living room. Make offer.

18. 2024-07-18
    soldstatus $52,500
19. 2024-05-22
    status Pending 131-char remark

    Show marketing remark (131 chars)

    Great rental, ready for it's future tenant. Very clean. Bedrooms do not have closets the only closet is in living room. Make offer.

20. 2024-03-18
    price $59,900 131-char remark

    Show marketing remark (131 chars)

    Great rental, ready for it's future tenant. Very clean. Bedrooms do not have closets the only closet is in living room. Make offer.

21. 2024-02-20
    price $64,900 131-char remark

    Show marketing remark (131 chars)

    Great rental, ready for it's future tenant. Very clean. Bedrooms do not have closets the only closet is in living room. Make offer.

22. 2024-01-16
    listed $69,900 Active 131-char remark

    Show marketing remark (131 chars)

    Great rental, ready for it's future tenant. Very clean. Bedrooms do not have closets the only closet is in living room. Make offer.

23. 2021-09-15
    soldstatus $38,000

ⓘ 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: $648 · $54/mo
• Projected year-2 tax: $648 · $54/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 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: $12,327
• − Mortgage interest: −$3,865
• − Property taxes: −$648
• − Insurance: −$345
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$2,007
• Taxable income: $3,490
• Est. tax owed @ 24.0%: −$837
• After-tax cash flow: $3,566/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

+81.6% since first listed

8 events — show timeline

• 2026-05-20 Listed $69,000 MLS Technology, Inc.
• 2024-07-19 Sold (MLS) $52,500 MLS Technology, Inc.
• 2024-07-18 Sold (Public Records) $52,500 Public Records
• 2024-05-22 Pending — MLS Technology, Inc.
• 2024-03-18 Price Changed $59,900 MLS Technology, Inc.
• 2024-02-20 Price Changed $64,900 MLS Technology, Inc.
• 2024-01-16 Listed $69,900 MLS Technology, Inc.
• 2021-09-15 Sold (Public Records) $38,000 Public Records

Property tax history

+16.1%/yr

Latest (2025): $648 · +30.9% YoY. Source: county tax records.