319 W 14th · Ada, OK 74820

$39,000

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 42 Days on market

Built 1936 7,000 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 opportunity close to downtown Ada! This property is full of potential and ready for someone to bring it back to life. With strong upside for a flip, rental, or long-term investment, this is the kind of property investors are always looking for. The home sits on a nice lot with mature trees and offers great curb appeal potential with the right updates. Existing covered front porch adds charm and character. Plenty of room to increase value with cosmetic improvements and repairs. Whether you are looking to add to your rental portfolio, complete your next flip project, or create an affordable starter home investment, this property checks the boxes. Priced to sell and being offered as-i

Key facts

• Covered front porch
• Close to downtown
• Mature trees

Tags

• CLOSE TO DOWNTOWN
• MATURE TREES
• COVERED FRONT PORCH

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Wood siding; Wood frame construction; Asphalt and fiberglass roof; Originally built (per public records)
• Exterior features: Porch

Interior

• Bathrooms: 1 full bathroom
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.7% 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 $270 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $39k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $37,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1936 — 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. 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.
7. 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.
8. 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: 2.63% ✓
• Cap rate: 23.73%
• Cash-on-cash: 62.27%
• DSCR: 3.77
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $128,960
• 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	0.50mi	2/1.0	1,026 (+3%)	3mo	$65,000	$63	68
418 W 6th St	0.62mi	2/1.0	1,012 (+2%)	1mo	$132,000	$130	67
1209 S Ash Ave	0.68mi	3/1.0 (+1)	996 (+0%)	2mo	$129,500	$130	62
301 S Hickory	0.41mi	2/1.0	1,100 (+11%)	3mo	$51,500	$47	60
620 W 23rd	0.68mi	3/1.0 (+1)	1,002 (+1%)	2mo	$143,000	$143	60
314 N Hope	0.75mi	2/1.0	948 (-4%)	2mo	$24,000	$25	56
912 W 13th St	0.53mi	3/1.0 (+1)	1,080 (+9%)	1mo	$150,000	$139	54
711 W 8th	0.56mi	3/1.0 (+1)	915 (-8%)	3mo	$95,000	$104	54
419 W 5th	0.66mi	3/1.0 (+1)	1,056 (+6%)	1mo	$6,000	$6	53
331 W 6th	0.58mi	3/1.0 (+1)	1,092 (+10%)	3mo	$40,000	$37	48
817 Charles	0.69mi	2/1.0	850 (-14%)	1mo	$133,000	$156	43
704 W 21st St	0.58mi	3/1.0 (+1)	1,139 (+15%)	2mo	$152,000	$133	42

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: 63.2%
• Equity multiple: 3.90×
• Total profit: $31,693
• Equity at exit: $5,815

10-year hold

• IRR: 68.3%
• Equity multiple: 8.53×
• Total profit: $82,256
• Equity at exit: $3,372

Cash invested: $10,920 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $567

Break-even live

Break-even rent $308

Max offer price $39,000

Occupancy floor 40%

Sensitivity live

Price	-10% $589	-5% $578	+0% $567	+5% $556	+10% $545
Rent	-10% $486	-5% $526	+0% $567	+5% $607	+10% $648
Rate	-1.0pp $586	-0.5pp $577	base $567	+0.5pp $557	+1.0pp $546

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $39,000 Active 42 DOM
2. 2026-06-18
   days on market $39,000 Active 41 DOM
3. 2026-06-17
   days on market $39,000 Active 40 DOM
4. 2026-06-16
   days on market $39,000 Active 39 DOM
5. 2026-06-15
   days on market $39,000 Active 38 DOM
6. 2026-06-14
   days on market $39,000 Active 36 DOM
7. 2026-06-12
   days on market $39,000 Active 35 DOM
8. 2026-06-09
   days on market $39,000 Active 32 DOM
9. 2026-06-08
   days on market $39,000 Active 31 DOM
10. 2026-06-07
    days on market $39,000 Active 30 DOM
11. 2026-06-05
    days on market $39,000 Active 27 DOM
12. 2026-06-02
    days on market $39,000 Active 25 DOM
13. 2026-06-01
    days on market $39,000 Active 24 DOM
14. 2026-05-31
    days on market $39,000 Active 23 DOM
15. 2026-05-30
    days on market $39,000 Active 22 DOM
16. 2026-05-20
    price $39,000
17. 2026-05-08
    listed $52,000 Active
18. 2001-11-14
    soldstatus $18,500

ⓘ 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: $269 · $22/mo
• Projected year-2 tax: $351 · $29/mo
• Expected delta: +$82/yr (+$7/mo · 30.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥110°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: $12,302
• − Mortgage interest: −$2,185
• − Property taxes: −$269
• − Insurance: −$195
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$1,135
• Taxable income: $6,550
• Est. tax owed @ 24.0%: −$1,572
• After-tax cash flow: $5,228/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

+110.8% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $39,000 MLS Technology, Inc.
• 2026-05-08 Listed $52,000 MLS Technology, Inc.
• 2001-11-14 Sold (Public Records) $18,500 Public Records

Property tax history

+46.6%/yr

Latest (2025): $269 · +3.9% YoY. Source: county tax records.