512 N Francis St · Ada, OK 74820

$110,000

2 bd · 1.0 ba · 790 sqft · SingleFamily public records · 88 Days on market

Built 1920 2,500 sqft lot Est $90k · 22% over

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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 +16.8/30.0
• DSCR +5.2/10.0
• 1% rule +4.1/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

I THINK A CHANGE WOULD DO YOU GOOD. .. this charming little home is the perfect place to start your new life in Ada! Just blocks from East Central University and accompanying campus life, you'll be close enough to stroll to class, the library, the gym, the cafeteria, and all of the other campus amenities. This home is also very close to Willard Elementary, as well as being within close proximity to a multitude of shopping and dining options, you'll never have to go far for anything you need. The home itself is just as cozy as can be, and the shady fenced yard is your new summer paradise! All that is missing is some patio furniture, a good book, and YOU! This home now features central heat and air, so you can be cozy year-round. So what are you waiting for? Schedule a tour today and fall in love with this charming little home!

Key facts

• Easy-care yard
• Recent updates
• Fresh paint

Tags

• EASY-CARE YARD
• WOOD PICKET FENCE
• RECENT UPDATES
• SIDING REPLACEMENT
• FRESH PAINT
• NEW SHOWER SURROUND

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Dirt driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Built using HardiPlank, wood siding and wood frame; Asphalt/fiberglass roof; Year built per public records
• Exterior features: Covered patio and porch; Porch; Dirt driveway; Partial privacy fencing; Mature trees on lot; Smoke detector(s); No safety shelter

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Cable TV available; High-speed internet available; Aluminum window frames; Ventilation improving indoor air quality; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $70 ($835/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 $100k (9.1% below list).
• Recommended offer: $100k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 $761 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.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,946 (9.1% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 0.91% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $90,060
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1024 E 7th	0.20mi	2/1.0	825 (+4%)	23mo	$105,500	$128	64
531 E 7th St	0.32mi	2/1.0	862 (+9%)	13mo	$98,000	$114	59
806 E Gardena	0.51mi	2/1.0	768 (-3%)	16mo	$65,000	$85	58
1114 E Corona St	0.29mi	2/1.0	725 (-8%)	18mo	$85,000	$117	58
905 E 12th St	0.43mi	3/1.0 (+1)	903 (+14%)	4mo	$84,000	$93	48

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-11,531
• Equity at exit: $16,401

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $3,607
• Equity at exit: $9,511

Cash invested: $30,800 (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: 308
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $70

Break-even live

Break-even rent $911

Max offer price $110,000

Occupancy floor 88%

Sensitivity live

Price	-10% $132	-5% $101	+0% $70	+5% $38	+10% $7
Rent	-10% $-9	-5% $30	+0% $70	+5% $109	+10% $149
Rate	-1.0pp $125	-0.5pp $98	base $70	+0.5pp $41	+1.0pp $12

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $110,000 Active 88 DOM
2. 2026-06-19
   days on market $110,000 Active 85 DOM
3. 2026-06-18
   days on market $110,000 Active 84 DOM
4. 2026-06-17
   days on market $110,000 Active 83 DOM
5. 2026-06-16
   days on market $110,000 Active 82 DOM
6. 2026-06-15
   days on market $110,000 Active 81 DOM
7. 2026-06-14
   days on market $110,000 Active 79 DOM
8. 2026-06-12
   days on market $110,000 Active 78 DOM
9. 2026-06-09
   days on market $110,000 Active 75 DOM
10. 2026-06-08
    days on market $110,000 Active 74 DOM
11. 2026-06-07
    days on market $110,000 Active 73 DOM
12. 2026-06-05
    days on market $110,000 Active 70 DOM
13. 2026-06-02
    days on market $110,000 Active 68 DOM
14. 2026-06-01
    days on market $110,000 Active 67 DOM
15. 2026-05-31
    days on market $110,000 Active 66 DOM
16. 2026-05-30
    days on market $110,000 Active 65 DOM
17. 2026-03-26
    listed $120,000 Active
18. 2023-06-09
    soldstatus $104,000 Closed 837-char remark

    Show marketing remark (837 chars)

    I THINK A CHANGE WOULD DO YOU GOOD. .. this charming little home is the perfect place to start your new life in Ada! Just blocks from East Central University and accompanying campus life, you'll be close enough to stroll to class, the library, the gym, the cafeteria, and all of the other campus amenities. This home is also very close to Willard Elementary, as well as being within close proximity to a multitude of shopping and dining options, you'll never have to go far for anything you need. The home itself is just as cozy as can be, and the shady fenced yard is your new summer paradise! All that is missing is some patio furniture, a good book, and YOU! This home now features central heat and air, so you can be cozy year-round. So what are you waiting for? Schedule a tour today and fall in love with this charming little home!

19. 2023-06-09
    soldstatus $104,000

    Show marketing remark (837 chars)

    I THINK A CHANGE WOULD DO YOU GOOD. .. this charming little home is the perfect place to start your new life in Ada! Just blocks from East Central University and accompanying campus life, you'll be close enough to stroll to class, the library, the gym, the cafeteria, and all of the other campus amenities. This home is also very close to Willard Elementary, as well as being within close proximity to a multitude of shopping and dining options, you'll never have to go far for anything you need. The home itself is just as cozy as can be, and the shady fenced yard is your new summer paradise! All that is missing is some patio furniture, a good book, and YOU! This home now features central heat and air, so you can be cozy year-round. So what are you waiting for? Schedule a tour today and fall in love with this charming little home!

20. 2023-04-29
    status Pending 837-char remark

    Show marketing remark (837 chars)

    I THINK A CHANGE WOULD DO YOU GOOD. .. this charming little home is the perfect place to start your new life in Ada! Just blocks from East Central University and accompanying campus life, you'll be close enough to stroll to class, the library, the gym, the cafeteria, and all of the other campus amenities. This home is also very close to Willard Elementary, as well as being within close proximity to a multitude of shopping and dining options, you'll never have to go far for anything you need. The home itself is just as cozy as can be, and the shady fenced yard is your new summer paradise! All that is missing is some patio furniture, a good book, and YOU! This home now features central heat and air, so you can be cozy year-round. So what are you waiting for? Schedule a tour today and fall in love with this charming little home!

21. 2023-04-28
    listed $99,900 Active 837-char remark

    Show marketing remark (837 chars)

    I THINK A CHANGE WOULD DO YOU GOOD. .. this charming little home is the perfect place to start your new life in Ada! Just blocks from East Central University and accompanying campus life, you'll be close enough to stroll to class, the library, the gym, the cafeteria, and all of the other campus amenities. This home is also very close to Willard Elementary, as well as being within close proximity to a multitude of shopping and dining options, you'll never have to go far for anything you need. The home itself is just as cozy as can be, and the shady fenced yard is your new summer paradise! All that is missing is some patio furniture, a good book, and YOU! This home now features central heat and air, so you can be cozy year-round. So what are you waiting for? Schedule a tour today and fall in love with this charming little home!

22. 2022-05-02
    soldstatus $89,500
23. 2022-04-30
    soldstatus $89,500 Closed 233-char remark

    Show marketing remark (233 chars)

    ECU CAMPUS life is within minutes of this location. Convenient, comfortable, 2 bed 1 bath home featuring a roomy patio. The fenced yard is a favorite. Come check out the updated tiled bathroom, kitchen backsplash, and vinyl planking.

24. 2022-03-09
    status Pending 233-char remark

    Show marketing remark (233 chars)

    ECU CAMPUS life is within minutes of this location. Convenient, comfortable, 2 bed 1 bath home featuring a roomy patio. The fenced yard is a favorite. Come check out the updated tiled bathroom, kitchen backsplash, and vinyl planking.

25. 2022-02-11
    listed $89,500 Active 233-char remark

    Show marketing remark (233 chars)

    ECU CAMPUS life is within minutes of this location. Convenient, comfortable, 2 bed 1 bath home featuring a roomy patio. The fenced yard is a favorite. Come check out the updated tiled bathroom, kitchen backsplash, and vinyl planking.

26. 2020-12-29
    soldstatus $35,000
27. 2020-08-27
    soldstatus $35,000
28. 2019-06-08
    listed $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: $1,168 · $97/mo
• Projected year-2 tax: $1,168 · $97/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 5/10 Major 7 d/yr ≥109°F today · 18 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: $11,994
• − Mortgage interest: −$6,162
• − Property taxes: −$1,168
• − Insurance: −$550
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$3,200
• Taxable loss: −$1,005
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $1,076/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

+242.9% since first listed

12 events — show timeline

• 2026-03-26 Listed $120,000 MLS Technology, Inc.
• 2023-06-09 Sold (Public Records) $104,000 Public Records
• 2023-06-09 Sold (MLS) $104,000 MLS Technology, Inc.
• 2023-04-29 Pending — MLS Technology, Inc.
• 2023-04-28 Listed $99,900 MLS Technology, Inc.
• 2022-05-02 Sold (Public Records) $89,500 Public Records
• 2022-04-30 Sold (MLS) $89,500 MLS Technology, Inc.
• 2022-03-09 Pending — MLS Technology, Inc.
• 2022-02-11 Listed $89,500 MLS Technology, Inc.
• 2020-12-29 Sold (MLS) $35,000 MLS Technology, Inc.
• 2020-08-27 Sold (Public Records) $35,000 Public Records
• 2019-06-08 Listed $35,000 MLS Technology, Inc.

Property tax history

+19.9%/yr

Latest (2025): $1,168 · -2.3% YoY. Source: county tax records.