614 W 4th · Ada, OK 74820

$25,000

2 bd · 1.0 ba · 812 sqft · SingleFamily public records · 45 Days on market

Built 1960 0.32 ac lot ↓ 4% since listing

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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

INVESTORS! This property includes lots 12 and 13! (. 32 Acres MOL) The house had a fire and is in need of substantial renovations but has amazing potential at this price point! The second lot offers room for expansion! This properties location offers quick access to downtown Ada! Call today to schedule a showing!!

Key facts

• Room for expansion
• 0.32 acre lot
• Built 1960

Tags

• SUBSTANTIAL RENOVATIONS
• ROOM FOR EXPANSION
• QUICK ACCESS TO DOWNTOWN ADA

Property features AI

Exterior

• Security: Storm shelter
• Utilities: Public water; Public sewer
• Home design: Faces south; Crawlspace foundation
• Construction: Wood frame construction; Asphalt and fiberglass roof
• Exterior features: Chain link fencing; Shed(s) on the property; Mature trees on the lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: General interior features include additional unspecified features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 36.5% 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1960 — 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: 4.03% ✓
• Cap rate: 36.51%
• Cash-on-cash: 107.93%
• DSCR: 5.80
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $84,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
618 Bluff	0.25mi	2/1.0	816 (+0%)	16mo	$130,000	$159	75
712 W 3rd St	0.13mi	2/1.0	797 (-2%)	20mo	$104,000	$130	74
508 W 4th St	0.10mi	2/1.0	720 (-11%)	16mo	$100,000	$139	63
818 W 5th	0.21mi	2/1.0	860 (+6%)	22mo	$16,800	$20	62
826 W 10th	0.48mi	2/1.0	800 (-2%)	18mo	$115,000	$144	60
612 W 8th St	0.28mi	2/1.0	744 (-8%)	16mo	$26,000	$35	60
711 W 8th	0.33mi	3/1.0 (+1)	915 (+13%)	3mo	$95,000	$104	56
928 W 12th	0.65mi	2/1.0	880 (+8%)	8mo	$11,300	$13	49
216 Maywood	0.71mi	3/1.0 (+1)	780 (-4%)	8mo	$40,000	$51	49
710 W 13th	0.66mi	2/1.0	864 (+6%)	17mo	$79,500	$92	45
328 W 13th	0.70mi	2/1.0	864 (+6%)	16mo	$50,000	$58	44
417 W 13th	0.70mi	2/1.0	900 (+11%)	16mo	$96,000	$107	36

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: 6.42×
• Total profit: $37,948
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 14.25×
• Total profit: $92,773
• Equity at exit: $2,162

Cash invested: $7,000 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$25 /mo · $302/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $630

Break-even live

Break-even rent $211

Max offer price $25,000

Occupancy floor 33%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $25,000 Active 45 DOM
2. 2026-06-18
   days on market $25,000 Active 44 DOM
3. 2026-06-17
   days on market $25,000 Active 43 DOM
4. 2026-06-16
   days on market $25,000 Active 42 DOM
5. 2026-06-15
   days on market $25,000 Active 41 DOM
6. 2026-06-14
   days on market $25,000 Active 39 DOM
7. 2026-06-12
   days on market $25,000 Active 38 DOM
8. 2026-06-09
   days on market $25,000 Active 35 DOM
9. 2026-06-08
   days on market $25,000 Active 34 DOM
10. 2026-06-07
    days on market $25,000 Active 33 DOM
11. 2026-06-05
    days on market $25,000 Active 30 DOM
12. 2026-06-02
    days on market $25,000 Active 28 DOM
13. 2026-06-01
    days on market $25,000 Active 27 DOM
14. 2026-05-31
    days on market $25,000 Active 26 DOM
15. 2026-05-30
    days on market $25,000 Active 25 DOM
16. 2026-05-05
    listed $25,000 Active
17. 2025-08-08
    status Pending
18. 2025-08-08
    historical
19. 2025-06-19
    price $29,500
20. 2025-06-12
    price $34,500
21. 2025-05-21
    listed $39,000 Active
22. 1996-11-06
    soldstatus $26,000

ⓘ 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: $302 · $25/mo
• Projected year-2 tax: $302 · $25/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 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: $12,095
• − Mortgage interest: −$1,400
• − Property taxes: −$302
• − Insurance: −$125
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$727
• Taxable income: $7,605
• Est. tax owed @ 24.0%: −$1,825
• After-tax cash flow: $5,730/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

-3.8% since first listed

7 events — show timeline

• 2026-05-05 Listed $25,000 MLS Technology, Inc.
• 2025-08-08 Pending — MLS Technology, Inc.
• 2025-08-08 Listing Removed — MLS Technology, Inc.
• 2025-06-19 Price Changed $29,500 MLS Technology, Inc.
• 2025-06-12 Price Changed $34,500 MLS Technology, Inc.
• 2025-05-21 Listed $39,000 MLS Technology, Inc.
• 1996-11-06 Sold (Public Records) $26,000 Public Records

Property tax history

+6.1%/yr

Latest (2024): $302 · +5.2% YoY. Source: county tax records.