309 S Hickory St · Ada, OK 74820

$79,500

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 20 Days on market

Built 1940 5,250 sqft lot

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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 +29.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute starter, Rental or Retirement home. Small yard for easy maintenance. Could use a little TLC in the kitchen, Central Heating and Air and great windows. Priced to Sell! Seller is selling this “as is”. Buyer will need to have utilities turned on for any inspections they want.

Key facts

• Shaded lot
• Central heating
• Newer roof

Tags

• FENCED LOT
• SHADED LOT
• CENTRAL HEATING
• AIR
• NEWER ROOF
• NEWER WINDOWS

Property features AI

Finance

• Other: Lot size approximately 0.121 acres
• Financial info: Financial details not provided
• HOA & community: No HOA information provided

Exterior

• Parking: Parking details not specified
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Built year per public records (year not specified)
• Exterior features: Porch; Chain link fencing; No other exterior features listed

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Bedrooms: Bedroom count not specified
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl insulated windows; Laminate countertops; Gas range and gas oven connections; No additional interior features listed
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($988 rent vs $80k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 $550 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $80k implies a 89% gain — meaningful room to come down on a strong offer.

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 $78,307 (1.5% below list)

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: 1.24% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.50%
• DSCR: 1.69
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $52,560
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 W 13th	0.20mi	1/1.0 (-1)	672 (-7%)	5mo	$27,000	$40	71
216 Maywood	0.17mi	3/1.0 (+1)	780 (+8%)	8mo	$40,000	$51	66
612 W 8th St	0.44mi	2/1.0	744 (+3%)	16mo	$26,000	$35	61
727 W 16th	0.20mi	2/1.0	816 (+13%)	14mo	$59,500	$73	57
826 W 10th	0.27mi	2/1.0	800 (+11%)	18mo	$115,000	$144	54
508 W 4th St	0.74mi	2/1.0	720 (0%)	16mo	$100,000	$139	52
618 Bluff	0.59mi	2/1.0	816 (+13%)	16mo	$130,000	$159	38
605 W 5th	0.63mi	1/1.0 (-1)	612 (-15%)	4mo	$17,500	$29	37

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: 8.2%
• Equity multiple: 1.33×
• Total profit: $7,261
• Equity at exit: $11,854

10-year hold

• IRR: 18.8%
• Equity multiple: 2.69×
• Total profit: $37,713
• Equity at exit: $6,874

Cash invested: $22,260 (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: 6.7×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $287

Break-even live

Break-even rent $624

Max offer price $79,500

Occupancy floor 66%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-02
   days on market $79,500 Active 20 DOM
2. 2026-06-01
   days on market $79,500 Active 19 DOM
3. 2026-05-31
   days on market $79,500 Active 18 DOM
4. 2026-05-30
   days on market $79,500 Active 17 DOM
5. 2026-05-23
   price $79,500
6. 2026-05-13
   listed $85,000 Active
7. 2020-06-10
   soldstatus $42,000 291-char remark

   Show marketing remark (291 chars)

   Cute starter, Rental or Retirement home. Small yard for easy maintenance. Could use a little TLC in the kitchen, Central Heating and Air and great windows. Priced to Sell! Seller is selling this “as is”. Buyer will need to have utilities turned on for any inspections they want.

8. 2020-06-10
   soldstatus $42,000

   Show marketing remark (291 chars)

   Cute starter, Rental or Retirement home. Small yard for easy maintenance. Could use a little TLC in the kitchen, Central Heating and Air and great windows. Priced to Sell! Seller is selling this “as is”. Buyer will need to have utilities turned on for any inspections they want.

9. 2020-03-18
   listed $42,000 291-char remark

   Show marketing remark (291 chars)

   Cute starter, Rental or Retirement home. Small yard for easy maintenance. Could use a little TLC in the kitchen, Central Heating and Air and great windows. Priced to Sell! Seller is selling this “as is”. Buyer will need to have utilities turned on for any inspections they want.

10. 2008-06-18
    soldstatus $105,000
11. 2005-05-27
    soldstatus $75,000
12. 1990-06-19
    soldstatus $12,000

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $716 · $60/mo
• Expected delta: +$198/yr (+$16/mo · 38.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $11,859
• − Mortgage interest: −$4,453
• − Property taxes: −$518
• − Insurance: −$398
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,313
• Taxable income: $2,280
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $2,903/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

+562.5% since first listed

8 events — show timeline

• 2026-05-23 Price Changed $79,500 MLS Technology, Inc.
• 2026-05-13 Listed $85,000 MLS Technology, Inc.
• 2020-06-10 Sold (Public Records) $42,000 Public Records
• 2020-06-10 Sold (MLS) $42,000 MLS Technology, Inc.
• 2020-03-18 Listed $42,000 MLS Technology, Inc.
• 2008-06-18 Sold (Public Records) $105,000 Public Records
• 2005-05-27 Sold (Public Records) $75,000 Public Records
• 1990-06-19 Sold (Public Records) $12,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $518 · -5.0% YoY. Source: county tax records.