727 E 6th · Ada, OK 74820

$85,000

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 21 Days on market

Built 1946 10,391 sqft lot Est $129k · 34% under

---

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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

* LOOK CLOSELY INVESTORS * Spacious 3-bedroom, 2 full bath rental property located just minutes from the college. Situated on a large lot, this home offers strong rental potential or an opportunity for renovation and value-add. Property is being sold as is, making it ideal for investors or buyers looking to customize. Convenient location close to campus, shopping, and local amenities.

Key facts

• Large lot
• Convenient location
• 0.24 acre lot

Tags

• LARGE LOT
• STRONG RENTAL POTENTIAL
• OPPORTUNITY FOR RENOVATION
• CONVENIENT LOCATION

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Crawlspace foundation
• Construction: Built with HardiPlank type siding, stone veneer and wood frame; Asphalt/fiberglass roof
• Exterior features: Covered porch; Porch; Shed(s); Partial fencing; North-facing

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum frame windows; Insulated doors; Laminate counters; Cable TV available; Ceiling fan(s); Electric oven connection
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 1946 — 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — 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 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?
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: 1.40% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.40%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $128,828
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
725 E 6th	0.01mi	2/1.0 (-1)	1,152 (-4%)	2mo	$55,000	$48	86
1000 E 6th St S	0.31mi	3/1.0	1,247 (+4%)	6mo	$155,400	$125	75
1108 E Beverly	0.42mi	3/2.0	1,241 (+3%)	4mo	$208,000	$168	67
123 E 3rd	0.54mi	3/1.0	1,158 (-4%)	3mo	$70,000	$60	66
816 E 9th	0.22mi	2/1.0 (-1)	1,071 (-11%)	4mo	$55,000	$51	62
530 E 7th	0.15mi	4/3.0 (+1)	1,326 (+10%)	4mo	$62,000	$47	60
319 E 13th St	0.64mi	3/1.0	1,284 (+7%)	1mo	$138,000	$107	59
914 N Linda	0.71mi	3/1.0	1,126 (-6%)	2mo	$145,000	$129	54
514 E 12th	0.47mi	3/2.0	1,360 (+13%)	1mo	$65,000	$48	52
926 N Linda	0.72mi	3/1.5	1,243 (+3%)	9mo	$159,500	$128	51
420 S Center	0.65mi	2/1.0 (-1)	1,086 (-10%)	1mo	$107,500	$99	47
1105 E Beverly St	0.40mi	2/2.0 (-1)	1,029 (-14%)	5mo	$123,000	$120	44

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: 12.1%
• Equity multiple: 1.49×
• Total profit: $11,709
• Equity at exit: $12,674

10-year hold

• IRR: 22.5%
• Equity multiple: 3.09×
• Total profit: $49,673
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$94 /mo · $1,134/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $365

Break-even live

Break-even rent $729

Max offer price $85,000

Occupancy floor 64%

Sensitivity live

Price	-10% $413	-5% $389	+0% $365	+5% $341	+10% $317
Rent	-10% $271	-5% $318	+0% $365	+5% $412	+10% $459
Rate	-1.0pp $408	-0.5pp $387	base $365	+0.5pp $343	+1.0pp $320

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $85,000 Active 21 DOM
2. 2026-06-18
   days on market $85,000 Active 20 DOM
3. 2026-06-17
   days on market $85,000 Active 19 DOM
4. 2026-06-16
   days on market $85,000 Active 18 DOM
5. 2026-06-15
   days on market $85,000 Active 17 DOM
6. 2026-06-14
   days on market $85,000 Active 15 DOM
7. 2026-06-12
   pricedays on market $85,000 Active 14 DOM
8. 2026-06-09
   days on market $89,000 Active 11 DOM
9. 2026-06-08
   days on market $89,000 Active 10 DOM
10. 2026-06-07
    days on market $89,000 Active 9 DOM
11. 2026-06-05
    days on market $89,000 Active 6 DOM
12. 2026-06-02
    days on market $89,000 Active 4 DOM
13. 2026-06-01
    days on market $89,000 Active 3 DOM
14. 2026-05-31
    days on market $89,000 Active 2 DOM
15. 2026-05-29
    listed $89,000 Active
16. 2026-05-08
    historical
17. 2026-04-06
    price $92,000
18. 2026-01-02
    price $99,900
19. 2025-10-08
    listed $109,000 Active
20. 2025-08-30
    historical
21. 2025-06-18
    price $109,000
22. 2025-02-11
    listed $120,000 Active
23. 2025-01-12
    historical
24. 2024-11-29
    historical $950
25. 2024-10-09
    price $120,000
26. 2024-10-08
    price $950
27. 2024-09-04
    listed $1,100
28. 2024-08-27
    price $125,000
29. 2024-08-12
    price $129,900
30. 2024-08-05
    price $134,900
31. 2024-07-12
    listed $139,900 Active
32. 2021-03-17
    soldstatus $80,000 Closed
33. 2021-03-03
    historical
34. 2020-10-03
    listed $99,900
35. 2006-04-17
    soldstatus $32,000

ⓘ 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: $1,134 · $94/mo
• Projected year-2 tax: $1,134 · $94/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 6/10 Major
• 🌡 Heat 5/10 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: $14,287
• − Mortgage interest: −$4,761
• − Property taxes: −$1,134
• − Insurance: −$425
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$2,473
• Taxable income: $3,208
• Est. tax owed @ 24.0%: −$770
• After-tax cash flow: $3,609/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

+178.1% since first listed

21 events — show timeline

• 2026-05-29 Listed $89,000 MLS Technology, Inc.
• 2026-05-08 Listing Removed — MLS Technology, Inc.
• 2026-04-06 Price Changed $92,000 MLS Technology, Inc.
• 2026-01-02 Price Changed $99,900 MLS Technology, Inc.
• 2025-10-08 Listed $109,000 MLS Technology, Inc.
• 2025-08-30 Listing Removed — MLS Technology, Inc.
• 2025-06-18 Price Changed $109,000 MLS Technology, Inc.
• 2025-02-11 Listed $120,000 MLS Technology, Inc.
• 2025-01-12 Listing Removed — MLS Technology, Inc.
• 2024-11-29 Rental Removed $950 APPFOLIO
• 2024-10-09 Price Changed $120,000 MLS Technology, Inc.
• 2024-10-08 Price Changed $950 APPFOLIO
• 2024-09-04 Listed for Rent $1,100 APPFOLIO
• 2024-08-27 Price Changed $125,000 MLS Technology, Inc.
• 2024-08-12 Price Changed $129,900 MLS Technology, Inc.
• 2024-08-05 Price Changed $134,900 MLS Technology, Inc.
• 2024-07-12 Listed $139,900 MLS Technology, Inc.
• 2021-03-17 Sold (MLS) $80,000 MLS Technology, Inc.
• 2021-03-03 Listing Removed — MLS Technology, Inc.
• 2020-10-03 Listed $99,900 MLS Technology, Inc.
• 2006-04-17 Sold (Public Records) $32,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $1,134 · +3.7% YoY. Source: county tax records.