112 Maywood St · Ada, OK 74820

$12,000

4 bd · 2.0 ba · 1,219 sqft · SingleFamily public records · 137 Days on market

Built 1925 2,788 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Yes, she’s a little rough around the edges but she’s priced right and full of potential. This affordable investment property sits just one block off Main Street, making it a prime location for your next project. High potential location, endless possibilities - all it needs is the right buyer with a plan.

Key facts

• Investment property
• Prime location
• 2,788 sq ft lot

Tags

• INVESTMENT PROPERTY
• PRIME LOCATION

Property features AI

Finance

• Other: Lot size approximately 0.064 acres
• Financial info: Annual tax amount listed (financial details not included per instructions)
• HOA & community: No HOA information provided

Exterior

• Parking: Parking details not provided
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces west; Slab foundation
• Construction: Block construction; Asphalt/fiberglass roof; Year built per public records
• Exterior features: Covered porch; No other exterior features listed

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Bedroom count not specified
• Flooring: Flooring details not provided
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating and cooling details not provided
• Interior features: No additional interior features listed
• Laundry & utility: No laundry appliances listed; No hot water (appliance note)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $926 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $12k).
• Recommended offer: $11k (12.0% below list) — sets the bar for market timing.
• Cap rate 98.9% 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 $83 of loan paydown is wiped out by about $360 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($11k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $10,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1925 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 10.64% ✓
• Cap rate: 98.87%
• Cash-on-cash: 330.61%
• DSCR: 15.71
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $74,359
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 W 13th St	0.09mi	3/2.0 (-1)	1,250 (+2%)	5mo	$208,000	$166	83
912 W 13th St	0.10mi	3/1.0 (-1)	1,080 (-11%)	1mo	$150,000	$139	66
729 W 13th	0.23mi	4/2.0	1,398 (+15%)	0mo	$49,000	$35	65
808 W 7th	0.37mi	3/1.0 (-1)	1,318 (+8%)	4mo	$13,000	$10	57
517 W 9th St	0.43mi	3/1.0 (-1)	1,134 (-7%)	4mo	$20,000	$18	56
812 S Johnston St	0.67mi	3/2.0 (-1)	1,173 (-4%)	3mo	$165,000	$141	55
704 W 21st St	0.71mi	3/1.0 (-1)	1,139 (-7%)	2mo	$152,000	$133	45
725 W 21st St	0.73mi	3/2.0 (-1)	1,150 (-6%)	10mo	$151,900	$132	43
619 W 19th St	0.64mi	3/1.0 (-1)	1,118 (-8%)	8mo	$68,500	$61	41
331 W 6th	0.67mi	3/1.0 (-1)	1,092 (-10%)	3mo	$40,000	$37	40
419 W 5th	0.67mi	3/1.0 (-1)	1,056 (-13%)	1mo	$6,000	$6	37
521 W 19th St	0.68mi	3/1.0 (-1)	1,060 (-13%)	8mo	$30,000	$28	31

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: —
• Equity multiple: 18.69×
• Total profit: $59,429
• Equity at exit: $1,789

10-year hold

• IRR: —
• Equity multiple: 42.06×
• Total profit: $137,950
• Equity at exit: $1,038

Cash invested: $3,360 (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: 0.8×

Monthly cashflow live

• Estimated rent: $1,277 medium
• Mortgage (P&I): −$63
• Tax from tax record: −$15 /mo · $185/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $926

Break-even live

Break-even rent $106

Max offer price $12,000

Occupancy floor 23%

Sensitivity live

Price	-10% $933	-5% $929	+0% $926	+5% $922	+10% $919
Rent	-10% $825	-5% $875	+0% $926	+5% $976	+10% $1,027
Rate	-1.0pp $932	-0.5pp $929	base $926	+0.5pp $923	+1.0pp $919

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-01-09
   listed $12,000 Active
2. 2003-08-28
   soldstatus $8,500

ⓘ 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: $185 · $15/mo
• Projected year-2 tax: $185 · $15/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,328
• − Mortgage interest: −$672
• − Property taxes: −$185
• − Insurance: −$60
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$349
• Taxable income: $11,609
• Est. tax owed @ 24.0%: −$2,786
• After-tax cash flow: $8,323/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

+41.2% since first listed

2 events — show timeline

• 2026-01-09 Listed $12,000 MLS Technology, Inc.
• 2003-08-28 Sold (Public Records) $8,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $185 · +3.9% YoY. Source: county tax records.