630 W 8th · Ada, OK 74820

$49,500

3 bd · 2.0 ba · 1,475 sqft · SingleFamily public records · 61 Days on market

Built 1930 7,013 sqft lot Est $86k · 42% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

FLIP THIS HOME ON A CORNER LOT! FULL OF POTENTIAL! Opportunity is knocking loud on this one. Situated on a spacious corner lot, this property is ready for a full transformation and offers the perfect blank slate for your next flip or rental project. Inside, the home has already been taken down to the essentials in many areas, giving you a head start on your vision. The layout offers a solid footprint with a large living area, multiple rooms to configure as bedrooms, and a loft-style upstairs space that can serve as an additional bedroom, office, or flex area. The loft-style upstairs bedroom/playroom includes a closet and offers approximately 400 square feet (not sure if this is included in

Key facts

• Covered front porch
• Loft style upstairs
• Bathroom refresh

Tags

• CORNER LOT
• DETACHED GARAGE
• LOFT STYLE UPSTAIRS
• NEW WINDOWS
• BATHROOM REFRESH
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: Detached garage with storage and workshop space; 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Built using vinyl siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered porch; Porch; Chain link fencing; Corner lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl window frames; No notable interior features listed
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.9% 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 $342 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $46,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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: 2.44% ✓
• Cap rate: 20.95%
• Cash-on-cash: 52.34%
• DSCR: 3.33
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $85,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
630 W 8th	0.00mi	3/1.0	1,475 (0%)	0mo	$44,500	$30	96
730 W 8th St	0.09mi	3/1.0	1,428 (-3%)	4mo	$51,700	$36	83
716 W 2nd	0.43mi	3/2.0	1,463 (-1%)	3mo	$25,000	$17	76
924 W 12th	0.38mi	3/1.5	1,453 (-2%)	9mo	$121,000	$83	70
411 W 8th	0.22mi	2/1.0 (-1)	1,400 (-5%)	3mo	$81,500	$58	69
808 W 7th	0.15mi	3/1.0	1,318 (-11%)	4mo	$13,000	$10	68
729 W 13th	0.40mi	4/2.0 (+1)	1,398 (-5%)	0mo	$49,000	$35	67
1000 W 13th	0.47mi	3/1.0	1,421 (-4%)	9mo	$110,000	$77	60
231 W 4th St	0.44mi	3/1.0	1,292 (-12%)	8mo	$30,000	$23	48
524 W 18th	0.73mi	3/2.0	1,595 (+8%)	6mo	$169,000	$106	47
401 S 14 St	0.53mi	3/2.0	1,691 (+15%)	6mo	$240,000	$142	46
723 W 16th St	0.62mi	2/1.0 (-1)	1,320 (-10%)	10mo	$115,000	$87	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: 52.4%
• Equity multiple: 3.36×
• Total profit: $32,769
• Equity at exit: $7,381

10-year hold

• IRR: 58.4%
• Equity multiple: 7.34×
• Total profit: $87,864
• Equity at exit: $4,280

Cash invested: $13,860 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$260
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $604

Break-even live

Break-even rent $444

Max offer price $49,500

Occupancy floor 45%

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: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-01
   statusdays on market $49,500 Pending 61 DOM
2. 2026-05-31
   days on market $49,500 Active 60 DOM
3. 2026-05-30
   days on market $49,500 Active 59 DOM
4. 2026-05-04
   price $49,500
5. 2026-04-01
   listed $68,000 Active
6. 2010-01-07
   soldstatus $43,000
7. 2003-04-16
   soldstatus $35,000

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $849 · $71/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 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: $14,513
• − Mortgage interest: −$2,773
• − Property taxes: −$849
• − Insurance: −$248
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$1,440
• Taxable income: $6,882
• Est. tax owed @ 24.0%: −$1,652
• After-tax cash flow: $5,602/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

+41.4% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $49,500 MLS Technology, Inc.
• 2026-04-01 Listed $68,000 MLS Technology, Inc.
• 2010-01-07 Sold (Public Records) $43,000 Public Records
• 2003-04-16 Sold (Public Records) $35,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $849 · +3.5% YoY. Source: county tax records.