921 Howard · Ada, OK 74820

$20,000

3 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 30 Days on market

Built 1970 7,667 sqft lot ↓ 60% since listing

---

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

Investor special with incredible potential! Located just minutes from shopping, schools, and local dining, this 3-bedroom, 1-bath home sits on a spacious lot in a quiet neighborhood—ready for your vision and updates. Whether you're looking for your next flip or a value-add investment, this property offers a great opportunity to build equity. This is a USDA-owned property being sold As-Is, Where-Is, with title conveyed by Quitclaim Deed only. Buyers must sign a hold harmless agreement prior to entering the property. Don’t miss your chance to transform this property into something special!

Key facts

• Spacious lot
• Quiet neighborhood
• 7,667 sq ft lot

Tags

• SPACIOUS LOT
• QUIET NEIGHBORHOOD

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home
• Construction: Brick veneer and wood frame construction; Asphalt/fiberglass roof; Built (year source: public records)
• Exterior features: Covered porch; Chain link fencing; Property faces north; Slab foundation

Interior

• Kitchen: No hot water (appliance note)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Aluminum-framed windows; Laminate countertops; No additional interior features listed
• Laundry & utility: Washer hookup available

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.
• Cap rate 51.6% 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 $138 of loan paydown is wiped out by about $600 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 30 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• 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 $19,700 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 5.85% ✓
• Cap rate: 51.59%
• Cash-on-cash: 161.76%
• DSCR: 8.20
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $126,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1215 E Beverly	0.40mi	3/2.0	1,016 (-3%)	2mo	$145,000	$143	70
909 Williams	0.07mi	3/1.0	1,186 (+13%)	9mo	$130,900	$110	68
1105 E Beverly St	0.35mi	2/2.0 (-1)	1,029 (-2%)	5mo	$123,000	$120	67
1408 E Nancy St	0.41mi	2/1.0 (-1)	1,067 (+1%)	11mo	$138,000	$129	64
519 N Highland	0.60mi	3/1.0	1,000 (-5%)	1mo	$115,000	$115	63
821 Howard	0.10mi	3/1.0	924 (-12%)	14mo	$128,000	$139	63
914 N Linda	0.51mi	3/1.0	1,126 (+7%)	2mo	$145,000	$129	63
725 E 6th	0.61mi	2/1.0 (-1)	1,152 (+10%)	2mo	$55,000	$48	50
924 Orchard St	0.27mi	2/1.0 (-1)	1,200 (+14%)	13mo	$125,000	$104	48
1104 E 8th	0.72mi	3/1.0	1,100 (+5%)	15mo	$62,500	$57	47
1109 E Corona St	0.41mi	2/2.0 (-1)	915 (-13%)	8mo	$90,000	$98	43
516 N Francis St	0.60mi	2/1.0 (-1)	914 (-13%)	14mo	$110,000	$120	34

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: 9.40×
• Total profit: $47,068
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 21.07×
• Total profit: $112,386
• Equity at exit: $1,729

Cash invested: $5,600 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $755

Break-even live

Break-even rent $214

Max offer price $20,000

Occupancy floor 30%

Sensitivity live

Price	-10% $766	-5% $761	+0% $755	+5% $749	+10% $744
Rent	-10% $662	-5% $709	+0% $755	+5% $801	+10% $847
Rate	-1.0pp $765	-0.5pp $760	base $755	+0.5pp $750	+1.0pp $744

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-02
   status Pending
2. 2026-04-02
   listed $20,000 Active
3. 2001-09-14
   soldstatus $50,000

ⓘ 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: $672 · $56/mo
• Projected year-2 tax: $672 · $56/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: $14,037
• − Mortgage interest: −$1,120
• − Property taxes: −$672
• − Insurance: −$100
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$582
• Taxable income: $9,317
• Est. tax owed @ 24.0%: −$2,236
• After-tax cash flow: $6,823/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: 276
• 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

-60.0% since first listed

3 events — show timeline

• 2026-05-02 Pending — MLS Technology, Inc.
• 2026-04-02 Listed $20,000 MLS Technology, Inc.
• 2001-09-14 Sold (Public Records) $50,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $672 · +2.1% YoY. Source: county tax records.