130 E 16th St · Ada, OK 74820

$126,040

4 bd · 2.0 ba · 2,658 sqft · SingleFamily public records · 68 Days on market

Built 1940 0.32 ac lot

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.6/10.0
• 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

Historic Ada colonial type home 4 bed 2 living 2 dining (one of which could be a study) with detached garage and alley on corner lot with an empty lot next door owned by another family.

Key facts

• Gas fireplace
• Corner lot
• Statement staircase

Tags

• CORNER LOT
• STATEMENT STAIRCASE
• GAS FIREPLACE
• DEDICATED LAUNDRY ROOM
• DETACHED TWO-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $118k (6.0% 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: 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 $871 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 68 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,477 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.06% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $303,012
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 S Johnston St	0.46mi	5/4.0 (+1)	2,541 (-4%)	1mo	$290,000	$114	57
123 W 19th	0.29mi	4/3.5	2,477 (-7%)	18mo	$125,000	$50	54
1000 S Townsend Dr	0.36mi	3/2.0 (-1)	2,799 (+5%)	21mo	$424,000	$151	52
717 S Center	0.59mi	3/2.0 (-1)	2,484 (-6%)	17mo	$135,000	$54	42
1520 S Broadway Blvd	0.75mi	3/3.5 (-1)	2,705 (+2%)	24mo	$260,000	$96	32
1300 S Mississippi	0.73mi	3/2.0 (-1)	2,304 (-13%)	10mo	$305,000	$132	31

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-8,140
• Equity at exit: $18,793

10-year hold

• IRR: 5.7%
• Equity multiple: 1.46×
• Total profit: $16,277
• Equity at exit: $10,898

Cash invested: $35,291 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$661
• Tax from tax record: −$188 /mo · $2,260/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $153

Break-even live

Break-even rent $1,142

Max offer price $126,040

Occupancy floor 84%

Sensitivity live

Price	-10% $224	-5% $189	+0% $153	+5% $117	+10% $82
Rent	-10% $47	-5% $100	+0% $153	+5% $206	+10% $258
Rate	-1.0pp $216	-0.5pp $185	base $153	+0.5pp $120	+1.0pp $87

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: $31,510
• Closing costs: $3,781
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-03-24
   status Pending
2. 2026-02-26
   price $126,040
3. 2026-02-03
   status Active
4. 2026-01-14
   status Pending
5. 2025-12-26
   listed $137,000 Active
6. 2022-09-14
   soldstatus $178,000
7. 2022-09-02
   soldstatus $177,950 Sold 185-char remark

   Show marketing remark (185 chars)

   Historic Ada colonial type home 4 bed 2 living 2 dining (one of which could be a study) with detached garage and alley on corner lot with an empty lot next door owned by another family.

8. 2022-09-02
   soldstatus $177,950 Closed 185-char remark

   Show marketing remark (185 chars)

   Historic Ada colonial type home 4 bed 2 living 2 dining (one of which could be a study) with detached garage and alley on corner lot with an empty lot next door owned by another family.

9. 2022-07-15
   status Pending 185-char remark

   Show marketing remark (185 chars)

   Historic Ada colonial type home 4 bed 2 living 2 dining (one of which could be a study) with detached garage and alley on corner lot with an empty lot next door owned by another family.

10. 2022-07-15
    status Pending 185-char remark

    Show marketing remark (185 chars)

    Historic Ada colonial type home 4 bed 2 living 2 dining (one of which could be a study) with detached garage and alley on corner lot with an empty lot next door owned by another family.

11. 2022-07-15
    listed $177,950 Active 185-char remark

    Show marketing remark (185 chars)

    Historic Ada colonial type home 4 bed 2 living 2 dining (one of which could be a study) with detached garage and alley on corner lot with an empty lot next door owned by another family.

12. 2022-07-15
    listed $177,950 Active 185-char remark

    Show marketing remark (185 chars)

    Historic Ada colonial type home 4 bed 2 living 2 dining (one of which could be a study) with detached garage and alley on corner lot with an empty lot next door owned by another family.

13. 2004-03-26
    soldstatus $89,500

ⓘ 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: $2,260 · $188/mo
• Projected year-2 tax: $2,260 · $188/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 4/10 Moderate
• 🌡 Heat 6/10 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: $16,022
• − Mortgage interest: −$7,060
• − Property taxes: −$2,260
• − Insurance: −$630
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$3,667
• Taxable loss: −$159
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $1,874/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

+40.8% since first listed

13 events — show timeline

• 2026-03-24 Pending — MLS Technology, Inc.
• 2026-02-26 Price Changed $126,040 MLS Technology, Inc.
• 2026-02-03 Relisted — MLS Technology, Inc.
• 2026-01-14 Pending — MLS Technology, Inc.
• 2025-12-26 Listed $137,000 MLS Technology, Inc.
• 2022-09-14 Sold (Public Records) $178,000 Public Records
• 2022-09-02 Sold (MLS) $177,950 MLS Technology, Inc.
• 2022-09-02 Sold (MLS) $177,950 MLSOK
• 2022-07-15 Pending — MLS Technology, Inc.
• 2022-07-15 Pending — MLSOK
• 2022-07-15 Listed $177,950 MLS Technology, Inc.
• 2022-07-15 Listed $177,950 MLSOK
• 2004-03-26 Sold (Public Records) $89,500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,260 · +1.4% YoY. Source: county tax records.