404 W 18th · Ada, OK 74820

$22,000

2 bd · 1.0 ba · 996 sqft · SingleFamily public records · 40 Days on market

Built 1915 2,520 sqft lot

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Selling "As IS" this quaint 2-bedroom home located just blocks from downtown and schools. With a little TLC this home could be a great rental or housing for your ECU student.

Key facts

• Blocks from downtown
• 2,520 sq ft lot
• Built 1915

Tags

• BLOCKS FROM DOWNTOWN

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: 2-story home
• Construction: Wood siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: No notable exterior features listed; South-facing

Interior

• Bathrooms: 1 full bathroom
• Interior features: Aluminum-framed windows; 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 $22k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Recommended offer: $21k (3.0% below list) — sets the bar for market timing.
• Cap rate 43.2% 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: employment D, crime D-, amenities F.
• 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.
• Zoned schools: Ada Ec Ctr (402 students, 0% FRL); Ada Jhs (math 10% / reading 20%, grade F, #220 of 345 statewide, top 65%, 606 students, 0% FRL); Ada Hs (math 27% / reading 42%, grade F, #48 of 447 statewide, top 14%, 540 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.8%/yr); 308 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 $152 of loan paydown is wiped out by about $660 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($21k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $5k; list at $22k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $21,340 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1915 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.66% ✓
• Cap rate: 43.16%
• Cash-on-cash: 131.66%
• DSCR: 6.86
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $129,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
730 W 19th St	0.33mi	2/1.0	1,026 (+3%)	3mo	$65,000	$63	77
1209 S Ash Ave	0.43mi	3/1.0 (+1)	996 (0%)	2mo	$129,500	$130	74
620 W 23rd	0.43mi	3/1.0 (+1)	1,002 (+1%)	2mo	$143,000	$143	72
1031 S Stockton	0.26mi	2/1.0	1,097 (+10%)	6mo	$146,000	$133	66
619 W 14th St	0.34mi	3/2.0 (+1)	934 (-6%)	6mo	$109,500	$117	60
301 S Hickory	0.48mi	2/1.0	1,100 (+10%)	3mo	$51,500	$47	58
914 Charles Dr	0.64mi	3/1.0 (+1)	1,047 (+5%)	1mo	$100,000	$96	56
223 E 14th	0.52mi	2/1.0	890 (-11%)	5mo	$40,000	$45	54
704 W 21st St	0.35mi	3/1.0 (+1)	1,139 (+14%)	2mo	$152,000	$133	53
912 W 13th St	0.59mi	3/1.0 (+1)	1,080 (+8%)	1mo	$150,000	$139	52
817 Charles	0.47mi	2/1.0	850 (-15%)	2mo	$133,000	$156	52
517 W 9th St	0.64mi	3/1.0 (+1)	1,134 (+14%)	4mo	$20,000	$18	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: —
• Equity multiple: 7.72×
• Total profit: $41,405
• Equity at exit: $3,280

10-year hold

• IRR: —
• Equity multiple: 17.18×
• Total profit: $99,680
• Equity at exit: $1,902

Cash invested: $6,160 (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: 308
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$115
• Tax from tax record: −$9 /mo · $105/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $676

Break-even live

Break-even rent $169

Max offer price $22,000

Occupancy floor 29%

Sensitivity live

Price	-10% $688	-5% $682	+0% $676	+5% $670	+10% $663
Rent	-10% $595	-5% $635	+0% $676	+5% $716	+10% $757
Rate	-1.0pp $687	-0.5pp $681	base $676	+0.5pp $670	+1.0pp $664

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: $5,500
• Closing costs: $660
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $22,000 Active 40 DOM
2. 2026-06-19
   days on market $22,000 Active 37 DOM
3. 2026-06-18
   days on market $22,000 Active 36 DOM
4. 2026-06-17
   days on market $22,000 Active 35 DOM
5. 2026-06-16
   days on market $22,000 Active 34 DOM
6. 2026-06-15
   days on market $22,000 Active 33 DOM
7. 2026-06-14
   days on market $22,000 Active 31 DOM
8. 2026-06-12
   days on market $22,000 Active 30 DOM
9. 2026-06-09
   days on market $22,000 Active 27 DOM
10. 2026-06-08
    days on market $22,000 Active 26 DOM
11. 2026-06-07
    days on market $22,000 Active 25 DOM
12. 2026-06-05
    days on market $22,000 Active 22 DOM
13. 2026-06-02
    days on market $22,000 Active 20 DOM
14. 2026-06-01
    days on market $22,000 Active 19 DOM
15. 2026-05-31
    days on market $22,000 Active 18 DOM
16. 2026-05-30
    days on market $22,000 Active 17 DOM
17. 2026-05-12
    listed $22,000 Active
18. 2000-02-11
    soldstatus $5,000

ⓘ 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: $105 · $9/mo
• Projected year-2 tax: $198 · $16/mo
• Expected delta: +$93/yr (+$8/mo · 88.6%)

ⓘ 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: $12,291
• − Mortgage interest: −$1,232
• − Property taxes: −$105
• − Insurance: −$110
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$640
• Taxable income: $8,237
• Est. tax owed @ 24.0%: −$1,977
• After-tax cash flow: $6,133/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

+340.0% since first listed

2 events — show timeline

• 2026-05-12 Listed $22,000 MLS Technology, Inc.
• 2000-02-11 Sold (Public Records) $5,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $105 · +2.9% YoY. Source: county tax records.