424 W 15th St · Ada, OK 74820

$136,000

3 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 134 Days on market

Built 1943 7,000 sqft lot Est $144k · 5% under

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Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +9.9/15.0
• DSCR +6.2/10.0
• 1% rule +3.9/10.0
• 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 MLS

Cute and Clean 4 Bedroom Home with Spacious Living Areas and Modern Updates! This cute and clean 4 bedroom home offers a practical layout with thoughtful updates throughout. The spacious living room provides plenty of room for gathering, while the new flooring adds a fresh, updated feel. The kitchen offers ample counter space and storage, and the good-sized closets ensure plenty of room for your belongings. Each of the four large bedrooms offers generous space, perfect for comfortable living, additional furniture, or a home office setup. The home’s covered front porch adds to its curb appeal and provides a comfortable spot to relax. The half-circle driveway offers convenient parking, and the backyard porch is ideal for outdoor entertaining or unwinding. Enjoy year-round comfort with central heat and air. Located near schools, shopping, and dining, this home is a solid choice for families, first-time buyers, or anyone looking for a move-in-ready property. Schedule your private showing today!

Key facts

• 7,000 sq ft lot
• Built 1943
• Listed 133 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: HardiPlank-type siding; Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Porch; Mature trees; No additional exterior features listed

Interior

• Kitchen: Oven; Range
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric and gas); Central air conditioning
• Interior features: High-speed internet; Wired for data; Laminate countertops; Gas oven connection; Aluminum window frames
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/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 $121k (11.3% below list).
• Recommended offer: $120k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 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); 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 $940 of loan paydown is wiped out by about $4k 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 134 days — a 12% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: built in 1943 — 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 $119,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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. 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: 0.89% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $143,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
729 W 13th	0.30mi	4/2.0 (+1)	1,398 (+1%)	0mo	$49,000	$35	74
411 W 8th	0.48mi	2/1.0 (-1)	1,400 (+1%)	4mo	$81,500	$58	67
1312 S Cherry St	0.59mi	3/1.0	1,416 (+3%)	2mo	$174,000	$123	66
730 W 8th St	0.59mi	3/1.0	1,428 (+4%)	4mo	$51,700	$36	63
630 W 8th	0.55mi	3/1.0	1,475 (+7%)	0mo	$44,500	$30	62
319 E 13th St	0.59mi	3/1.0	1,284 (-7%)	1mo	$138,000	$107	60
808 W 7th	0.67mi	3/1.0	1,318 (-4%)	4mo	$13,000	$10	58
812 S Johnston St	0.27mi	3/2.0	1,173 (-15%)	3mo	$165,000	$141	56
716 W 12th St	0.34mi	2/1.0 (-1)	1,189 (-14%)	1mo	$124,000	$104	55
115 W 18th St	0.39mi	2/1.0 (-1)	1,564 (+13%)	2mo	$185,000	$118	53
1004 W 13th St	0.53mi	3/2.0	1,250 (-9%)	5mo	$208,000	$166	52
516 W 7th St	0.59mi	2/1.0 (-1)	1,184 (-14%)	3mo	$52,500	$44	41

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-9,853
• Equity at exit: $20,278

10-year hold

• IRR: 4.6%
• Equity multiple: 1.36×
• Total profit: $13,638
• Equity at exit: $11,759

Cash invested: $38,080 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$713
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $157

Break-even live

Break-even rent $1,008

Max offer price $136,000

Occupancy floor 82%

Sensitivity live

Price	-10% $234	-5% $195	+0% $157	+5% $118	+10% $80
Rent	-10% $62	-5% $109	+0% $157	+5% $205	+10% $252
Rate	-1.0pp $225	-0.5pp $191	base $157	+0.5pp $122	+1.0pp $86

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $136,000 Active 134 DOM
2. 2026-06-18
   days on market $136,000 Active 133 DOM
3. 2026-06-17
   days on market $136,000 Active 132 DOM
4. 2026-06-16
   days on market $136,000 Active 131 DOM
5. 2026-06-15
   days on market $136,000 Active 130 DOM
6. 2026-06-14
   days on market $136,000 Active 128 DOM
7. 2026-06-12
   days on market $136,000 Active 127 DOM
8. 2026-06-09
   days on market $136,000 Active 124 DOM
9. 2026-06-08
   days on market $136,000 Active 123 DOM
10. 2026-06-07
    days on market $136,000 Active 122 DOM
11. 2026-06-05
    days on market $136,000 Active 119 DOM
12. 2026-06-02
    days on market $136,000 Active 117 DOM
13. 2026-06-01
    days on market $136,000 Active 116 DOM
14. 2026-05-31
    days on market $136,000 Active 115 DOM
15. 2026-05-30
    days on market $136,000 Active 114 DOM
16. 2026-05-07
    status Active
17. 2026-04-26
    status Pending
18. 2026-01-21
    listed $136,000 Active
19. 2025-05-13
    soldstatus $126,000 Closed 1014-char remark

    Show marketing remark (1014 chars)

    Cute and Clean 4 Bedroom Home with Spacious Living Areas and Modern Updates! This cute and clean 4 bedroom home offers a practical layout with thoughtful updates throughout. The spacious living room provides plenty of room for gathering, while the new flooring adds a fresh, updated feel. The kitchen offers ample counter space and storage, and the good-sized closets ensure plenty of room for your belongings. Each of the four large bedrooms offers generous space, perfect for comfortable living, additional furniture, or a home office setup. The home’s covered front porch adds to its curb appeal and provides a comfortable spot to relax. The half-circle driveway offers convenient parking, and the backyard porch is ideal for outdoor entertaining or unwinding. Enjoy year-round comfort with central heat and air. Located near schools, shopping, and dining, this home is a solid choice for families, first-time buyers, or anyone looking for a move-in-ready property. Schedule your private showing today!

20. 2025-05-09
    soldstatus $126,000
21. 2025-03-23
    status Pending 1014-char remark

    Show marketing remark (1014 chars)

    Cute and Clean 4 Bedroom Home with Spacious Living Areas and Modern Updates! This cute and clean 4 bedroom home offers a practical layout with thoughtful updates throughout. The spacious living room provides plenty of room for gathering, while the new flooring adds a fresh, updated feel. The kitchen offers ample counter space and storage, and the good-sized closets ensure plenty of room for your belongings. Each of the four large bedrooms offers generous space, perfect for comfortable living, additional furniture, or a home office setup. The home’s covered front porch adds to its curb appeal and provides a comfortable spot to relax. The half-circle driveway offers convenient parking, and the backyard porch is ideal for outdoor entertaining or unwinding. Enjoy year-round comfort with central heat and air. Located near schools, shopping, and dining, this home is a solid choice for families, first-time buyers, or anyone looking for a move-in-ready property. Schedule your private showing today!

22. 2025-03-18
    listed $125,000 Active 1014-char remark

    Show marketing remark (1014 chars)

    Cute and Clean 4 Bedroom Home with Spacious Living Areas and Modern Updates! This cute and clean 4 bedroom home offers a practical layout with thoughtful updates throughout. The spacious living room provides plenty of room for gathering, while the new flooring adds a fresh, updated feel. The kitchen offers ample counter space and storage, and the good-sized closets ensure plenty of room for your belongings. Each of the four large bedrooms offers generous space, perfect for comfortable living, additional furniture, or a home office setup. The home’s covered front porch adds to its curb appeal and provides a comfortable spot to relax. The half-circle driveway offers convenient parking, and the backyard porch is ideal for outdoor entertaining or unwinding. Enjoy year-round comfort with central heat and air. Located near schools, shopping, and dining, this home is a solid choice for families, first-time buyers, or anyone looking for a move-in-ready property. Schedule your private showing today!

ⓘ 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: $316 · $26/mo
• Projected year-2 tax: $1,224 · $102/mo
• Expected delta: +$908/yr (+$76/mo · 287.3%)

ⓘ 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: $14,477
• − Mortgage interest: −$7,618
• − Property taxes: −$316
• − Insurance: −$680
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$3,956
• Taxable loss: −$409
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $1,981/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

+8.8% since first listed

7 events — show timeline

• 2026-05-07 Relisted — MLS Technology, Inc.
• 2026-04-26 Pending — MLS Technology, Inc.
• 2026-01-21 Listed $136,000 MLS Technology, Inc.
• 2025-05-13 Sold (MLS) $126,000 MLS Technology, Inc.
• 2025-05-09 Sold (Public Records) $126,000 Public Records
• 2025-03-23 Pending — MLS Technology, Inc.
• 2025-03-18 Listed $125,000 MLS Technology, Inc.

Property tax history

+6.5%/yr

Latest (2025): $316 · +3.6% YoY. Source: county tax records.