6140 County Road 1480 · Ada, OK 74820

$144,000

3 bd · 2.0 ba · 1,484 sqft · SingleFamily public records · 65 Days on market

Built 1965 2.24 ac lot

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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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

THE CHARM IS IN THE FARM! WHO'S LOOKING TO BE A CITY MOUSE IN A FARMHOUSE? CONVENIENCE IS BECKONING OUT YOUR FRONT DOOR WITH THE PERFECT SPOT JUST OUTSIDE CITY PLANNING & ZONING TO DO WHATEVER YOU WANT ON 2.24 ACRES MOL.

Key facts

• 2.24 acres
• 2.24 acre lot
• 2 garage spots

Tags

• 2.24 ACRES

Property features AI

Exterior

• Parking: Detached garage; 2-car garage; Carport; Exterior storage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Well water; Septic tank
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Built using stone, vinyl siding, and wood frame; Metal roof; Crawl space foundation
• Exterior features: Covered porch; Chain link fencing; Corner lot; Mature trees

Interior

• Kitchen: Oven; Range; Stove; Dishwasher; Gas water heater
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Programmable thermostat; Aluminum frame windows; Vinyl frame windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $80 ($957/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (16.1% below list).
• Recommended offer: $121k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• Vanoss (rural): math 23% / reading 22% proficiency, ranked #134 of 270 in OK (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Vanoss Es (math 22% / reading 19%, grade F, #466 of 845 statewide, top 55%, 412 students, 0% FRL); Vanoss Hs (math 30% / reading 50%, grade F, #25 of 447 statewide, top 8%, 167 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $996 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 65 days — a 6% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $144k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $120,876 (16.1% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.83% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.60×
• Total profit: $-16,043
• Equity at exit: $21,471

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,000
• Equity at exit: $12,450

Cash invested: $40,320 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $80

Break-even live

Break-even rent $1,108

Max offer price $144,000

Occupancy floor 88%

Sensitivity live

Price	-10% $161	-5% $121	+0% $80	+5% $39	+10% $-2
Rent	-10% $-16	-5% $32	+0% $80	+5% $128	+10% $175
Rate	-1.0pp $152	-0.5pp $116	base $80	+0.5pp $42	+1.0pp $4

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $144,000 Active 65 DOM
2. 2026-06-18
   days on market $144,000 Active 64 DOM
3. 2026-06-17
   days on market $144,000 Active 63 DOM
4. 2026-06-16
   days on market $144,000 Active 62 DOM
5. 2026-06-15
   days on market $144,000 Active 61 DOM
6. 2026-06-14
   days on market $144,000 Active 59 DOM
7. 2026-06-12
   days on market $144,000 Active 58 DOM
8. 2026-06-09
   days on market $144,000 Active 55 DOM
9. 2026-06-08
   days on market $144,000 Active 54 DOM
10. 2026-06-07
    days on market $144,000 Active 53 DOM
11. 2026-06-02
    days on market $144,000 Active 48 DOM
12. 2026-06-01
    days on market $144,000 Active 47 DOM
13. 2026-05-31
    days on market $144,000 Active 46 DOM
14. 2026-05-30
    days on market $144,000 Active 45 DOM
15. 2026-04-13
    listed $154,000 Active
16. 2012-09-24
    soldstatus $55,000

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $1,296 · $108/mo
• Expected delta: +$576/yr (+$48/mo · 80.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $14,505
• − Mortgage interest: −$8,066
• − Property taxes: −$720
• − Insurance: −$720
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$4,189
• Taxable loss: −$1,511
• Est. tax savings @ 24.0%: +$363
• After-tax cash flow: $1,320/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: Vanoss
• NCES district ID: 4030960
• Math proficiency: 23% ▼ -3.00%
• Reading proficiency: 22% ▼ -3.00%
• Median HH income: $47,496
• Composite: 19.76/100
• National rank: #8709
• State rank: #134 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

• 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

+180.0% since first listed

2 events — show timeline

• 2026-04-13 Listed $154,000 MLS Technology, Inc.
• 2012-09-24 Sold (Public Records) $55,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $720 · +6.5% YoY. Source: county tax records.