931 W 14th · Ada, OK 74820

$34,900

3 bd · 1.0 ba · 858 sqft · SingleFamily public records · 106 Days on market

Built 1948 10,106 sqft lot Est $63k · 44% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor alert! This one has been stripped down to the studs and is ready to be revived. It features 2 covered porches, detached garage w electric opener & work or storage area and a spacious backyard.

Key facts

• Covered porches
• Spacious backyard
• Work or storage area

Tags

• COVERED PORCHES
• DETACHED GARAGE
• WORK OR STORAGE AREA
• SPACIOUS BACKYARD

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: 1-car garage with storage and a workshop area
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Single-story home
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Built in public-records year (year built source: public records)
• Exterior features: Covered porch; Chain link fencing; Mature trees on the lot; North-facing property

Interior

• Bathrooms: 1 full bathroom
• Interior features: Aluminum-framed windows; No additional interior features listed
• Laundry & utility: No hot water (reported appliance condition)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.
• Cap rate 29.7% 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 $241 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $31,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 3.23% ✓
• Cap rate: 29.67%
• Cash-on-cash: 83.49%
• DSCR: 4.71
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $62,634
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
928 W 12th	0.18mi	2/1.0 (-1)	880 (+3%)	8mo	$11,300	$13	76
216 Maywood	0.11mi	3/1.0	780 (-9%)	8mo	$40,000	$51	73
817 Charles	0.54mi	2/1.0 (-1)	850 (-1%)	1mo	$133,000	$156	67
727 W 16th	0.24mi	2/1.0 (-1)	816 (-5%)	14mo	$59,500	$73	64
711 W 8th	0.49mi	3/1.0	915 (+7%)	3mo	$95,000	$104	64
619 W 14th St	0.30mi	3/2.0	934 (+9%)	6mo	$109,500	$117	62
328 W 13th	0.57mi	2/1.0 (-1)	864 (+1%)	16mo	$50,000	$58	54
628 W 19th St	0.44mi	2/1.0 (-1)	916 (+7%)	11mo	$65,000	$71	54
804 W 10th	0.35mi	2/1.0 (-1)	975 (+14%)	10mo	$69,250	$71	47
514 S Johnston	0.47mi	2/1.0 (-1)	931 (+8%)	15mo	$98,500	$106	46
511 S Cherry St	0.53mi	3/1.0	952 (+11%)	16mo	$28,000	$29	44
618 Bluff	0.65mi	2/1.0 (-1)	816 (-5%)	16mo	$130,000	$159	44

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: 85.8%
• Equity multiple: 5.07×
• Total profit: $39,761
• Equity at exit: $5,204

10-year hold

• IRR: 89.4%
• Equity multiple: 11.17×
• Total profit: $99,383
• Equity at exit: $3,018

Cash invested: $9,772 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,128 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$13 /mo · $161/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $680

Break-even live

Break-even rent $267

Max offer price $34,900

Occupancy floor 35%

Sensitivity live

Price	-10% $700	-5% $690	+0% $680	+5% $670	+10% $660
Rent	-10% $591	-5% $635	+0% $680	+5% $724	+10% $769
Rate	-1.0pp $697	-0.5pp $689	base $680	+0.5pp $671	+1.0pp $662

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $34,900 Active 106 DOM
2. 2026-06-18
   days on market $34,900 Active 105 DOM
3. 2026-06-17
   days on market $34,900 Active 104 DOM
4. 2026-06-16
   days on market $34,900 Active 103 DOM
5. 2026-06-15
   days on market $34,900 Active 102 DOM
6. 2026-06-14
   days on market $34,900 Active 100 DOM
7. 2026-06-12
   days on market $34,900 Active 99 DOM
8. 2026-06-09
   days on market $34,900 Active 96 DOM
9. 2026-06-08
   days on market $34,900 Active 95 DOM
10. 2026-06-07
    days on market $34,900 Active 94 DOM
11. 2026-06-05
    days on market $34,900 Active 91 DOM
12. 2026-06-02
    days on market $34,900 Active 89 DOM
13. 2026-06-01
    days on market $34,900 Active 88 DOM
14. 2026-05-31
    days on market $34,900 Active 87 DOM
15. 2026-05-30
    days on market $34,900 Active 86 DOM
16. 2026-03-04
    listed $34,900 Active

ⓘ 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: $161 · $13/mo
• Projected year-2 tax: $314 · $26/mo
• Expected delta: +$153/yr (+$13/mo · 95.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $13,532
• − Mortgage interest: −$1,955
• − Property taxes: −$161
• − Insurance: −$174
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$1,015
• Taxable income: $8,062
• Est. tax owed @ 24.0%: −$1,935
• After-tax cash flow: $6,224/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

1 event — show timeline

• 2026-03-04 Listed $34,900 MLS Technology, Inc.

Property tax history

+75.9%/yr

Latest (2025): $161 · +3.9% YoY. Source: county tax records.