1026 S Stockton St · Ada, OK 74820

$119,000

3 bd · 1.0 ba · 1,244 sqft · SingleFamily public records · 44 Days on market

Built 1950 5,080 sqft lot Est $153k · 22% under

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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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 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

Investor Alert! Don’t miss this updated 3-bedroom, 1-bath home offering a great opportunity for rental income or a starter home. Inside, you’ll find fresh paint, durable new carpet and vinyl flooring throughout, giving the home a clean, modern feel. The kitchen and bathroom have been refreshed with new countertops and updated fixtures, along with revitalized cabinetry for a bright, functional space. Step outside to enjoy a level, privacy-fenced backyard—perfect for kids, pets, or outdoor entertaining. With its solid updates and inviting layout, this property is full of potential.

Key facts

• Updated home
• New countertops
• Updated fixtures

Tags

• UPDATED HOME
• NEW COUNTERTOPS
• UPDATED FIXTURES
• REVITALIZED CABINETRY
• PRIVACY-FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached garage (1 space); Carport
• Security: No safety shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: Single-story; Faces west; Crawlspace foundation
• Construction: Aluminum and wood siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered patio; Porch; Privacy fencing; Mature trees

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Radiant heating
• Interior features: Laminate counters; Cable TV ready; Ceiling fans; Storm door(s); Wood window frames; Electric oven connection; Gas range/oven connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 $823 of loan paydown is wiped out by about $4k 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 44 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $119k implies a 341% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 8.48%
• Cash-on-cash: 7.80%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $153,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 S Cherry	0.16mi	2/2.0 (-1)	1,237 (-1%)	7mo	$135,000	$109	77
812 S Johnston St	0.21mi	3/2.0	1,173 (-6%)	3mo	$165,000	$141	75
1106 S Stockton St	0.06mi	3/2.0	1,140 (-8%)	6mo	$198,000	$174	74
704 W 21st St	0.33mi	3/1.0	1,139 (-8%)	2mo	$152,000	$133	69
1031 S Stockton	0.05mi	2/1.0 (-1)	1,097 (-12%)	6mo	$146,000	$133	68
1312 S Cherry St	0.17mi	3/1.0	1,416 (+14%)	2mo	$174,000	$123	68
319 E 13th St	0.73mi	3/1.0	1,284 (+3%)	1mo	$138,000	$107	60
904 W 24th St	0.58mi	3/2.0	1,311 (+5%)	2mo	$166,500	$127	58
917 W 24th	0.64mi	3/1.0	1,322 (+6%)	5mo	$160,000	$121	56
716 W 12th St	0.75mi	2/1.0 (-1)	1,189 (-4%)	1mo	$124,000	$104	52
301 S Hickory	0.69mi	2/1.0 (-1)	1,100 (-12%)	3mo	$51,500	$47	41
729 W 13th	0.67mi	4/2.0 (+1)	1,398 (+12%)	0mo	$49,000	$35	39

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,279
• Equity at exit: $17,743

10-year hold

• IRR: 8.9%
• Equity multiple: 1.73×
• Total profit: $24,350
• Equity at exit: $10,289

Cash invested: $33,320 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$60 /mo · $714/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $216

Break-even live

Break-even rent $928

Max offer price $119,000

Occupancy floor 77%

Sensitivity live

Price	-10% $284	-5% $250	+0% $216	+5% $183	+10% $149
Rent	-10% $122	-5% $169	+0% $216	+5% $264	+10% $311
Rate	-1.0pp $276	-0.5pp $247	base $216	+0.5pp $186	+1.0pp $154

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $119,000 Active 44 DOM
2. 2026-06-18
   days on market $119,000 Active 43 DOM
3. 2026-06-17
   days on market $119,000 Active 42 DOM
4. 2026-06-16
   days on market $119,000 Active 41 DOM
5. 2026-06-15
   days on market $119,000 Active 40 DOM
6. 2026-06-14
   days on market $119,000 Active 38 DOM
7. 2026-06-12
   days on market $119,000 Active 37 DOM
8. 2026-06-09
   days on market $119,000 Active 34 DOM
9. 2026-06-08
   days on market $119,000 Active 33 DOM
10. 2026-06-07
    days on market $119,000 Active 32 DOM
11. 2026-06-05
    days on market $119,000 Active 29 DOM
12. 2026-06-02
    days on market $119,000 Active 27 DOM
13. 2026-06-01
    days on market $119,000 Active 26 DOM
14. 2026-05-31
    days on market $119,000 Active 25 DOM
15. 2026-05-30
    days on market $119,000 Active 24 DOM
16. 2026-05-04
    listed $119,000 Active
17. 2022-11-09
    soldstatus $27,000
18. 1997-09-22
    soldstatus $26,000

ⓘ 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: $714 · $60/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$357/yr (+$30/mo · 50.0%)

ⓘ 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 ≥110°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: $14,424
• − Mortgage interest: −$6,666
• − Property taxes: −$714
• − Insurance: −$595
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,462
• Taxable income: $680
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $2,435/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

+357.7% since first listed

3 events — show timeline

• 2026-05-04 Listed $119,000 MLS Technology, Inc.
• 2022-11-09 Sold (Public Records) $27,000 Public Records
• 1997-09-22 Sold (Public Records) $26,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $714 · -4.5% YoY. Source: county tax records.