1010 S High School · Ada, OK 74820

$114,000

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 88 Days on market

Built 1930 5,080 sqft lot Est $155k · 27% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.5/10.0
• 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

Two-bedroom, one-bath fixer with great potential. Selling AS-IS. Need full renovation- ideal for investors or owner occupants looking to rehab. Convenient location; bring your contractor and vision. This is a Trust. Listing Realtor is Related to one Members on the Trust

Key facts

• Remodeled
• New cabinets
• 5,080 sq ft lot

Tags

• REMODELED
• NEW CABINETS
• BUTCHER BLOCK COUNTERTOPS

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces west; Crawlspace foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built in public records (year source)
• Exterior features: Front porch

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Gas water heater
• Interior features: Butcher block counters; Aluminum window frames; Electric range connection; Gas range connection
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $107k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 $788 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $40k; list at $114k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $107,160 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 1.05% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $155,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 S Johnston St	0.23mi	3/2.0	1,173 (-4%)	3mo	$165,000	$141	76
1106 S Stockton St	0.12mi	3/2.0	1,140 (-7%)	6mo	$198,000	$174	74
704 W 21st St	0.39mi	3/1.0	1,139 (-7%)	2mo	$152,000	$133	68
1031 S Stockton	0.12mi	2/1.0 (-1)	1,097 (-10%)	6mo	$146,000	$133	67
319 E 13th St	0.66mi	3/1.0	1,284 (+5%)	1mo	$138,000	$107	60
716 W 12th St	0.75mi	2/1.0 (-1)	1,189 (-3%)	1mo	$124,000	$104	54
904 W 24th St	0.65mi	3/2.0	1,311 (+7%)	2mo	$166,500	$127	52
917 W 24th	0.71mi	3/1.0	1,322 (+8%)	5mo	$160,000	$121	49
914 Charles Dr	0.67mi	3/1.0	1,047 (-14%)	1mo	$100,000	$96	44
301 S Hickory	0.70mi	2/1.0 (-1)	1,100 (-10%)	3mo	$51,500	$47	43
1733 Bois D Arc Ln	0.74mi	3/1.0	1,053 (-14%)	4mo	$153,500	$146	39
729 W 13th	0.67mi	4/2.0 (+1)	1,398 (+14%)	0mo	$49,000	$35	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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-47
• Equity at exit: $16,998

10-year hold

• IRR: 11.3%
• Equity multiple: 1.95×
• Total profit: $30,275
• Equity at exit: $9,857

Cash invested: $31,920 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $255

Break-even live

Break-even rent $880

Max offer price $114,000

Occupancy floor 74%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $114,000 Active 88 DOM
2. 2026-06-18
   days on market $114,000 Active 87 DOM
3. 2026-06-17
   days on market $114,000 Active 86 DOM
4. 2026-06-16
   days on market $114,000 Active 85 DOM
5. 2026-06-15
   days on market $114,000 Active 84 DOM
6. 2026-06-14
   days on market $114,000 Active 82 DOM
7. 2026-06-12
   days on market $114,000 Active 81 DOM
8. 2026-06-09
   days on market $114,000 Active 78 DOM
9. 2026-06-08
   days on market $114,000 Active 77 DOM
10. 2026-06-07
    days on market $114,000 Active 76 DOM
11. 2026-06-05
    days on market $114,000 Active 73 DOM
12. 2026-06-02
    days on market $114,000 Active 71 DOM
13. 2026-06-01
    days on market $114,000 Active 70 DOM
14. 2026-05-31
    days on market $114,000 Active 69 DOM
15. 2026-05-30
    days on market $114,000 Active 68 DOM
16. 2026-03-23
    listed $114,000 Active
17. 2025-10-23
    soldstatus $40,100 Closed 271-char remark

    Show marketing remark (271 chars)

    Two-bedroom, one-bath fixer with great potential. Selling AS-IS. Need full renovation- ideal for investors or owner occupants looking to rehab. Convenient location; bring your contractor and vision. This is a Trust. Listing Realtor is Related to one Members on the Trust

18. 2025-10-23
    soldstatus $230,000

    Show marketing remark (271 chars)

    Two-bedroom, one-bath fixer with great potential. Selling AS-IS. Need full renovation- ideal for investors or owner occupants looking to rehab. Convenient location; bring your contractor and vision. This is a Trust. Listing Realtor is Related to one Members on the Trust

19. 2025-09-11
    status Pending 271-char remark

    Show marketing remark (271 chars)

    Two-bedroom, one-bath fixer with great potential. Selling AS-IS. Need full renovation- ideal for investors or owner occupants looking to rehab. Convenient location; bring your contractor and vision. This is a Trust. Listing Realtor is Related to one Members on the Trust

20. 2025-09-08
    listed $49,500 Active 271-char remark

    Show marketing remark (271 chars)

    Two-bedroom, one-bath fixer with great potential. Selling AS-IS. Need full renovation- ideal for investors or owner occupants looking to rehab. Convenient location; bring your contractor and vision. This is a Trust. Listing Realtor is Related to one Members on the Trust

21. 2022-04-25
    historical
22. 2022-04-13
    status Active
23. 2022-03-29
    status Pending
24. 2021-12-06
    listed $52,000 Active
25. 2010-10-06
    soldstatus $45,000

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$429/yr (+$36/mo · 71.9%)

ⓘ 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 6/10 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: $14,424
• − Mortgage interest: −$6,386
• − Property taxes: −$597
• − Insurance: −$570
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,316
• Taxable income: $1,247
• Est. tax owed @ 24.0%: −$299
• After-tax cash flow: $2,755/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

+153.3% since first listed

10 events — show timeline

• 2026-03-23 Listed $114,000 MLS Technology, Inc.
• 2025-10-23 Sold (Public Records) $230,000 Public Records
• 2025-10-23 Sold (MLS) $40,100 MLS Technology, Inc.
• 2025-09-11 Pending — MLS Technology, Inc.
• 2025-09-08 Listed $49,500 MLS Technology, Inc.
• 2022-04-25 Listing Removed — MLS Technology, Inc.
• 2022-04-13 Relisted — MLS Technology, Inc.
• 2022-03-29 Pending — MLS Technology, Inc.
• 2021-12-06 Listed $52,000 MLS Technology, Inc.
• 2010-10-06 Sold (Public Records) $45,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $597 · +3.5% YoY. Source: county tax records.