422 S Center · Ada, OK 74820

$89,900

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 2 Days on market

Built 1940 3,250 sqft lot Est $73k · 23% over

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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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +6.4/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment property next to ECU!! Convenient location and great rental property! THERE ARE NOT PICTURES BECAUSE THIS UNIT IS CURRENTLY RENTED!!

Key facts

• Close to ecu
• Great accessibility
• Corner lot

Tags

• CORNER LOT
• CLOSE TO ECU
• SHOPPING DINING AMENITIES
• GREAT ACCESSIBILITY

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Built with vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered porch; Corner lot

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Gas heating; Radiant heating; Window cooling units
• Interior features: Ceiling fan(s); Laminate counters; Other interior features; Aluminum window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 9.3% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $89,900

Questions for the listing agent

1. Built in 1940 — 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: 1.14% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.48
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $72,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 E 16th	0.11mi	3/1.0 (+1)	1,016 (+3%)	3mo	$119,000	$117	82
420 S Center	0.02mi	2/1.0	1,086 (+10%)	1mo	$107,500	$99	81
821 E 15th	0.06mi	3/1.0 (+1)	1,014 (+3%)	9mo	$23,000	$23	79
905 E 12th St	0.19mi	3/1.0 (+1)	903 (-8%)	4mo	$84,000	$93	70
730 E 15th St	0.11mi	2/1.0	1,092 (+11%)	10mo	$50,000	$46	68
314 N Hope	0.55mi	2/1.0	948 (-4%)	2mo	$24,000	$25	67
528 E 15th	0.25mi	2/1.0	1,064 (+8%)	13mo	$45,000	$42	64
519 N Highland	0.66mi	3/1.0 (+1)	1,000 (+2%)	0mo	$115,000	$115	61
816 E 9th	0.45mi	2/1.0	1,071 (+9%)	4mo	$55,000	$51	61
223 E 14th	0.54mi	2/1.0	890 (-10%)	5mo	$40,000	$45	55
822 E 22nd	0.55mi	2/1.0	864 (-12%)	10mo	$64,000	$74	46
531 E 7th St	0.61mi	2/1.0	862 (-12%)	12mo	$98,000	$114	41

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,619
• Equity at exit: $13,404

10-year hold

• IRR: 12.9%
• Equity multiple: 2.11×
• Total profit: $27,948
• Equity at exit: $7,773

Cash invested: $25,172 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $224

Break-even live

Break-even rent $742

Max offer price $89,900

Occupancy floor 73%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-13
   status $89,900 Pending 2 DOM
2. 2026-06-12
   remarks 496-char remark
3. 2026-06-12
   listed $89,900 Active 2 DOM

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $925 · $77/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 ≥110°F today · 19 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: $12,304
• − Mortgage interest: −$5,036
• − Property taxes: −$925
• − Insurance: −$450
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$2,615
• Taxable income: $1,310
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $2,374/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

+19.9% since first listed

6 events — show timeline

• 2026-06-10 Listed $89,900 MLS Technology, Inc.
• 2024-03-12 Sold (Public Records) $75,000 Public Records
• 2024-03-11 Sold (MLS) $75,000 MLS Technology, Inc.
• 2024-01-11 Pending — MLS Technology, Inc.
• 2023-11-21 Listed $75,000 MLS Technology, Inc.
• 2022-03-14 Price Changed $650 RENT.

Property tax history

+19.0%/yr

Latest (2025): $925 · +251.7% YoY. Source: county tax records.