819 N Oak · Ada, OK 74820

$99,000

2 bd · 1.0 ba · 759 sqft · SingleFamily public records · 108 Days on market

Built 1958 7,000 sqft lot Est $99k · at est.

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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 +20.7/30.0
• ARV discount +7.3/15.0
• DSCR +6.6/10.0
• 1% rule +5.1/10.0
• 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

Cute move-in ready home with two bedrooms and one bathroom!!!!!!! Brand new vinyl floors, fresh paint, and updated kitchen. Great starter home! Nice backyard with relaxing patio area. Mini split and new sink will be installed before closing. Call for your showing today!

Key facts

• 7,000 sq ft lot
• Built 1958
• Listed 107 days

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Wood siding; Wood frame construction; Asphalt/fiberglass roof; Built prior to or as recorded in public records
• Exterior features: Covered patio; Patio; Chain link fencing; Corner lot

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Vinyl windows; Laminate countertops; No additional interior amenities listed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($996 rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 $684 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.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 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 1958 — 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: 1.01% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $98,670
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 W 4th St	0.08mi	2/1.0	720 (-5%)	16mo	$100,000	$139	74
612 W 8th St	0.32mi	2/1.0	744 (-2%)	16mo	$26,000	$35	69
712 W 3rd St	0.14mi	2/1.0	797 (+5%)	20mo	$104,000	$130	68
618 Bluff	0.29mi	2/1.0	816 (+8%)	16mo	$130,000	$159	61
826 W 10th	0.52mi	2/1.0	800 (+5%)	18mo	$115,000	$144	52
818 W 5th	0.25mi	2/1.0	860 (+13%)	22mo	$16,800	$20	48
710 W 13th	0.69mi	2/1.0	864 (+14%)	17mo	$79,500	$92	31
328 W 13th	0.72mi	2/1.0	864 (+14%)	16mo	$50,000	$58	30

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-5,655
• Equity at exit: $14,761

10-year hold

• IRR: 6.3%
• Equity multiple: 1.50×
• Total profit: $13,988
• Equity at exit: $8,560

Cash invested: $27,720 (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: 8.3×

Monthly cashflow live

• Estimated rent: $996 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $134

Break-even live

Break-even rent $826

Max offer price $99,000

Occupancy floor 82%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $99,000 Active 108 DOM
2. 2026-06-18
   days on market $99,000 Active 107 DOM
3. 2026-06-17
   days on market $99,000 Active 106 DOM
4. 2026-06-16
   days on market $99,000 Active 105 DOM
5. 2026-06-15
   days on market $99,000 Active 104 DOM
6. 2026-06-14
   days on market $99,000 Active 102 DOM
7. 2026-06-12
   pricedays on market $99,000 Active 101 DOM
8. 2026-06-09
   days on market $102,000 Active 98 DOM
9. 2026-06-08
   days on market $102,000 Active 97 DOM
10. 2026-06-07
    days on market $102,000 Active 96 DOM
11. 2026-06-05
    days on market $102,000 Active 93 DOM
12. 2026-06-02
    days on market $102,000 Active 91 DOM
13. 2026-06-01
    days on market $102,000 Active 90 DOM
14. 2026-05-31
    days on market $102,000 Active 89 DOM
15. 2026-05-30
    days on market $102,000 Active 88 DOM
16. 2026-04-25
    price $102,000
17. 2026-03-03
    listed $105,000 Active
18. 2024-01-24
    soldstatus $89,900 Closed 270-char remark

    Show marketing remark (270 chars)

    Cute move-in ready home with two bedrooms and one bathroom!!!!!!! Brand new vinyl floors, fresh paint, and updated kitchen. Great starter home! Nice backyard with relaxing patio area. Mini split and new sink will be installed before closing. Call for your showing today!

19. 2024-01-24
    soldstatus $89,900

    Show marketing remark (270 chars)

    Cute move-in ready home with two bedrooms and one bathroom!!!!!!! Brand new vinyl floors, fresh paint, and updated kitchen. Great starter home! Nice backyard with relaxing patio area. Mini split and new sink will be installed before closing. Call for your showing today!

20. 2023-12-04
    status Pending 270-char remark

    Show marketing remark (270 chars)

    Cute move-in ready home with two bedrooms and one bathroom!!!!!!! Brand new vinyl floors, fresh paint, and updated kitchen. Great starter home! Nice backyard with relaxing patio area. Mini split and new sink will be installed before closing. Call for your showing today!

21. 2023-10-24
    listed $89,900 Active 270-char remark

    Show marketing remark (270 chars)

    Cute move-in ready home with two bedrooms and one bathroom!!!!!!! Brand new vinyl floors, fresh paint, and updated kitchen. Great starter home! Nice backyard with relaxing patio area. Mini split and new sink will be installed before closing. Call for your showing today!

22. 2023-08-15
    soldstatus $100,000
23. 2023-08-14
    status Pending 168-char remark

    Show marketing remark (168 chars)

    !!!Investor Alert!!! This home is located within the city limits of Ada! Home rents for $. Shown by appointment only. Please give 24-hour notice to show. Selling as-is.

24. 2023-08-14
    price $115,000 168-char remark

    Show marketing remark (168 chars)

    !!!Investor Alert!!! This home is located within the city limits of Ada! Home rents for $. Shown by appointment only. Please give 24-hour notice to show. Selling as-is.

25. 2023-08-14
    status Active 168-char remark

    Show marketing remark (168 chars)

    !!!Investor Alert!!! This home is located within the city limits of Ada! Home rents for $. Shown by appointment only. Please give 24-hour notice to show. Selling as-is.

26. 2023-08-14
    price $50,000 168-char remark

    Show marketing remark (168 chars)

    !!!Investor Alert!!! This home is located within the city limits of Ada! Home rents for $. Shown by appointment only. Please give 24-hour notice to show. Selling as-is.

27. 2023-08-14
    soldstatus $50,000 Closed 168-char remark

    Show marketing remark (168 chars)

    !!!Investor Alert!!! This home is located within the city limits of Ada! Home rents for $. Shown by appointment only. Please give 24-hour notice to show. Selling as-is.

28. 2023-07-18
    historical 168-char remark

    Show marketing remark (168 chars)

    !!!Investor Alert!!! This home is located within the city limits of Ada! Home rents for $. Shown by appointment only. Please give 24-hour notice to show. Selling as-is.

29. 2023-07-18
    listed $115,000 168-char remark

    Show marketing remark (168 chars)

    !!!Investor Alert!!! This home is located within the city limits of Ada! Home rents for $. Shown by appointment only. Please give 24-hour notice to show. Selling as-is.

30. 2006-11-03
    soldstatus $22,500

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,109 · $92/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 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: $11,949
• − Mortgage interest: −$5,546
• − Property taxes: −$1,109
• − Insurance: −$495
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$2,880
• Taxable income: $8
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $1,604/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

+353.3% since first listed

15 events — show timeline

• 2026-04-25 Price Changed $102,000 MLS Technology, Inc.
• 2026-03-03 Listed $105,000 MLS Technology, Inc.
• 2024-01-24 Sold (Public Records) $89,900 Public Records
• 2024-01-24 Sold (MLS) $89,900 MLS Technology, Inc.
• 2023-12-04 Pending — MLS Technology, Inc.
• 2023-10-24 Listed $89,900 MLS Technology, Inc.
• 2023-08-15 Sold (Public Records) $100,000 Public Records
• 2023-08-14 Pending — MLS Technology, Inc.
• 2023-08-14 Price Changed $115,000 MLS Technology, Inc.
• 2023-08-14 Relisted — MLS Technology, Inc.
• 2023-08-14 Price Changed $50,000 MLS Technology, Inc.
• 2023-08-14 Sold (MLS) $50,000 MLS Technology, Inc.
• 2023-07-18 Listing Removed — MLS Technology, Inc.
• 2023-07-18 Listed $115,000 MLS Technology, Inc.
• 2006-11-03 Sold (Public Records) $22,500 Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,109 · +145.4% YoY. Source: county tax records.