202 W Ada St · Sperry, OK 74073

$140,000

3 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 10 Days on market

Built 1940 7,000 sqft lot Est $208k · 33% 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 +26.3/30.0
• ARV discount +15.0/15.0
• Appreciation +9.0/10.0
• DSCR +8.9/10.0
• 1% rule +6.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Corner lot remodel with new HVAC, windows, blinds, lighting, int/ext paint, luxury vinyl plank flooring, carpet in the bedrooms, ceiling fan, electrical panel, hot water tank, garage door. Updated bath has new vanity, mirror, faucet, shower head, toilet, tub and tile shower surround. Granite kitchen has SS appliances, gas stove, vent hood, knobs, sink, faucet, freshly painted cabinets. Even the fridge is included!

Key facts

• Hot water tank
• Ceiling fan
• New electrical panel

Tags

• CORNER LOT
• NEW ELECTRICAL PANEL
• HOT WATER TANK
• CEILING FAN
• GARAGE DOOR
• ENERGY EFFICIENT WINDOWS

Property features AI

Exterior

• Parking: Detached garage with 2 car spaces
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Wood siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Decorative fencing; Corner lot with mature trees

Interior

• Kitchen: Oven; Range; Dishwasher
• Bedrooms: Primary and other bedrooms located on the first floor; Master bedroom without attached bath
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: One full bathroom (hall/full)
• Heating & cooling: Central heating (gas); Central air conditioning; Has heating and cooling
• Interior features: Granite counters; Vinyl windows
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

Location & tenants

• Location reads 54/100 on livability (#571 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Sperry (rural): math 21% / reading 26% proficiency, ranked #114 of 270 in OK (top 42%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 62 active listings in the ZIP; 2,818 units permitted in Tulsa County in 2024 (518 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($968 loan paydown + $11k appreciation (7.9% local appreciation)).
• Tulsa County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

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 F 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: 1.18% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.08%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $208,488
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 W Carter St	0.21mi	3/1.0	1,226 (-14%)	2mo	$157,900	$129	65
405 S 4th St	0.38mi	3/2.0	1,326 (-7%)	2mo	$195,000	$147	65
41 W Ash Pl S	0.12mi	3/2.0	1,350 (-6%)	22mo	$155,000	$115	63
110 W Carter St	0.19mi	2/2.0 (-1)	1,216 (-15%)	1mo	$146,500	$120	57
217 S Cincinnati Ave	0.23mi	3/2.0	1,616 (+13%)	9mo	$220,000	$136	56
9890 N Osage Dr	0.48mi	3/2.0	1,357 (-5%)	18mo	$229,500	$169	50
309 W Cherry St	0.31mi	2/1.0 (-1)	1,224 (-14%)	9mo	$125,000	$102	50
539 W Cherokee St	0.54mi	3/2.0	1,318 (-8%)	11mo	$215,000	$163	49
410 S 1st St	0.32mi	3/2.0	1,238 (-13%)	21mo	$180,900	$146	42
9564 N Osage Dr	0.59mi	3/2.0	1,521 (+6%)	23mo	$250,000	$164	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 3.04×
• Total profit: $80,041
• Equity at exit: $105,637

10-year hold

• IRR: 25.5%
• Equity multiple: 6.49×
• Total profit: $215,100
• Equity at exit: $209,000

Cash invested: $39,200 (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 74073

• Home prices YoY: 3.0%
• Active inventory: 62
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,646 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$146 /mo · $1,751/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $362

Break-even live

Break-even rent $1,188

Max offer price $140,000

Occupancy floor 73%

Sensitivity live

Price	-10% $441	-5% $401	+0% $362	+5% $322	+10% $283
Rent	-10% $232	-5% $297	+0% $362	+5% $427	+10% $492
Rate	-1.0pp $432	-0.5pp $397	base $362	+0.5pp $326	+1.0pp $289

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-08
   statusdays on market $140,000 Pending 10 DOM
2. 2026-06-07
   days on market $140,000 Active 9 DOM
3. 2026-06-03
   days on market $140,000 Active 5 DOM
4. 2026-06-02
   days on market $140,000 Active 4 DOM
5. 2026-06-01
   days on market $140,000 Active 3 DOM
6. 2026-05-31
   days on market $140,000 Active 2 DOM
7. 2026-04-27
   price $140,000
8. 2025-11-17
   listed $145,000 Active
9. 2025-09-30
   historical
10. 2025-06-26
    listed $140,000 Active
11. 2023-03-09
    soldstatus $152,000 Closed 419-char remark

    Show marketing remark (419 chars)

    Corner lot remodel with new HVAC, windows, blinds, lighting, int/ext paint, luxury vinyl plank flooring, carpet in the bedrooms, ceiling fan, electrical panel, hot water tank, garage door. Updated bath has new vanity, mirror, faucet, shower head, toilet, tub and tile shower surround. Granite kitchen has SS appliances, gas stove, vent hood, knobs, sink, faucet, freshly painted cabinets. Even the fridge is included!

12. 2023-02-16
    status Pending 419-char remark

    Show marketing remark (419 chars)

    Corner lot remodel with new HVAC, windows, blinds, lighting, int/ext paint, luxury vinyl plank flooring, carpet in the bedrooms, ceiling fan, electrical panel, hot water tank, garage door. Updated bath has new vanity, mirror, faucet, shower head, toilet, tub and tile shower surround. Granite kitchen has SS appliances, gas stove, vent hood, knobs, sink, faucet, freshly painted cabinets. Even the fridge is included!

13. 2023-02-07
    listed $150,000 Active 419-char remark

    Show marketing remark (419 chars)

    Corner lot remodel with new HVAC, windows, blinds, lighting, int/ext paint, luxury vinyl plank flooring, carpet in the bedrooms, ceiling fan, electrical panel, hot water tank, garage door. Updated bath has new vanity, mirror, faucet, shower head, toilet, tub and tile shower surround. Granite kitchen has SS appliances, gas stove, vent hood, knobs, sink, faucet, freshly painted cabinets. Even the fridge is included!

14. 2022-10-25
    soldstatus $45,000
15. 2017-05-11
    soldstatus $83,000
16. 2017-05-08
    soldstatus $83,000 Closed
17. 2017-03-16
    status Pending
18. 2016-11-08
    listed $79,000 Active

ⓘ 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: $1,751 · $146/mo
• Projected year-2 tax: $1,751 · $146/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,750
• − Mortgage interest: −$7,842
• − Property taxes: −$1,751
• − Insurance: −$700
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$4,073
• Taxable income: $2,224
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $3,808/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: Sperry
• NCES district ID: 4028170
• Math proficiency: 21% ▼ -9.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $52,187
• Composite: 21.01/100
• National rank: #8455
• State rank: #114 of 270 in OK

Livability — Sperry

• Score: 54/100
• State rank: #571
• US rank: #23756

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sperry, OK
• Population (ZIP): 5,610

Population outlook (Tulsa County) Hauer SSP2

• Today (2025): 723,846 people
• By 2030: 766,033 · +5.8%
• By 2040: 851,386 · +17.6%
• By 2050: 938,389 · +29.6%
• By 2075: 1,166,011 · +61.1%
• By 2100: 1,350,277 · +86.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 16% Native American 7% Hispanic / Latino 6% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Tulsa

• 2024 margin: R (+15.2) · D 41.3% · R 56.5% · Other 2.2%
• 2008→2024 swing: +9.2pp toward D · 2008: -24.5pp · 2024: -15.2pp
• All cycles: 2024: R+15.2 2020: R+15.6 2016: R+22.9 2012: R+27.4 2008: R+24.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.92%
• Current HPI: 268.133
• Rent YoY: —
• Metro: —
• 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

+77.2% since first listed

12 events — show timeline

• 2026-04-27 Price Changed $140,000 MLS Technology, Inc.
• 2025-11-17 Listed $145,000 MLS Technology, Inc.
• 2025-09-30 Listing Removed — MLS Technology, Inc.
• 2025-06-26 Listed $140,000 MLS Technology, Inc.
• 2023-03-09 Sold (MLS) $152,000 MLS Technology, Inc.
• 2023-02-16 Pending — MLS Technology, Inc.
• 2023-02-07 Listed $150,000 MLS Technology, Inc.
• 2022-10-25 Sold (Public Records) $45,000 Public Records
• 2017-05-11 Sold (Public Records) $83,000 Public Records
• 2017-05-08 Sold (MLS) $83,000 MLS Technology, Inc.
• 2017-03-16 Pending — MLS Technology, Inc.
• 2016-11-08 Listed $79,000 MLS Technology, Inc.

Property tax history

+14.0%/yr

Latest (2025): $1,751 · +1.3% YoY. Source: county tax records.