1001 W 14th · Ada, OK 74820

$129,500

3 bd · 1.0 ba · 1,086 sqft · SingleFamily public records · 11 Days on market

Built 1947 0.36 ac lot Est $113k · 15% 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 +19.6/30.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Rent growth +3.7/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING HOME WITH 5 BDRMS SCREENED IN PORCH WITH COVERED CELLAR. NICE YARD WITH LOTS OF TREES. NEW ROOF IN MARCH 2016

Key facts

• 0.36 acre lot
• 2 garage spots
• Built 1947

Tags

• EXTRA LARGE SHADED BACKYARD
• LARGE SCREENED IN BACK PATIO
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: 2-car garage; Carport
• Security: Storm shelter
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: 2 stories; Faces north; Crawlspace foundation
• Construction: Vinyl siding; Wood frame construction; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Covered, enclosed patio/porch; Patio; Porch; Storage structure; Chain link fence; Storm shelter; Wooded lot

Interior

• Kitchen: Oven; Range; Stove; Refrigerator; Gas water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Gas heating; Radiant heating; Two cooling units; Window air conditioning units
• Interior features: Ceiling fan(s); Laminate counters; Aluminum window frames; Gas range connection
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $149 ($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 $119k (8.4% below list).
• Recommended offer: $119k (8.4% below list) — sets the bar for 1% rule.
• 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 $895 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y ago 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.
• Current owner paid $66k; list at $130k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $118,686 (8.4% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.92% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $112,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 W 13th St	0.12mi	3/1.0	1,080 (-1%)	1mo	$150,000	$139	92
301 S Hickory	0.19mi	2/1.0 (-1)	1,100 (+1%)	3mo	$51,500	$47	82
730 W 19th St	0.39mi	2/1.0 (-1)	1,026 (-6%)	3mo	$65,000	$63	65
704 W 21st St	0.55mi	3/1.0	1,139 (+5%)	2mo	$152,000	$133	65
716 W 12th St	0.29mi	2/1.0 (-1)	1,189 (+10%)	1mo	$124,000	$104	65
517 W 9th St	0.55mi	3/1.0	1,134 (+4%)	4mo	$20,000	$18	64
914 Charles Dr	0.64mi	3/1.0	1,047 (-4%)	1mo	$100,000	$96	64
811 W 7th St	0.53mi	3/1.0	1,012 (-7%)	6mo	$57,800	$57	59
1209 S Ash Ave	0.65mi	3/1.0	996 (-8%)	2mo	$129,500	$130	54
812 S Johnston St	0.56mi	3/2.0	1,173 (+8%)	3mo	$165,000	$141	54
620 W 23rd	0.70mi	3/1.0	1,002 (-8%)	2mo	$143,000	$143	52
516 W 7th St	0.68mi	2/1.0 (-1)	1,184 (+9%)	3mo	$52,500	$44	46

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: -6.8%
• Equity multiple: 0.74×
• Total profit: $-9,329
• Equity at exit: $19,309

10-year hold

• IRR: 4.7%
• Equity multiple: 1.37×
• Total profit: $13,367
• Equity at exit: $11,197

Cash invested: $36,260 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $149

Break-even live

Break-even rent $999

Max offer price $129,500

Occupancy floor 82%

Sensitivity live

Price	-10% $222	-5% $185	+0% $149	+5% $112	+10% $75
Rent	-10% $55	-5% $102	+0% $149	+5% $196	+10% $243
Rate	-1.0pp $214	-0.5pp $182	base $149	+0.5pp $115	+1.0pp $81

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $129,500 Active 11 DOM
2. 2026-06-18
   days on market $129,500 Active 10 DOM
3. 2026-06-17
   days on market $129,500 Active 9 DOM
4. 2026-06-16
   days on market $129,500 Active 8 DOM
5. 2026-06-15
   days on market $129,500 Active 7 DOM
6. 2026-06-14
   days on market $129,500 Active 5 DOM
7. 2026-06-12
   days on market $129,500 Active 4 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $129,500 Active 1 DOM

ⓘ 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: $669 · $56/mo
• Projected year-2 tax: $1,166 · $97/mo
• Expected delta: +$496/yr (+$41/mo · 74.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 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: $14,242
• − Mortgage interest: −$7,254
• − Property taxes: −$669
• − Insurance: −$648
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$3,767
• Taxable loss: −$374
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $1,875/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

• 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

+194.3% since first listed

7 events — show timeline

• 2026-06-07 Listed $129,500 MLS Technology, Inc.
• 2016-08-22 Sold (MLS) $66,500 MLS Technology, Inc.
• 2016-07-29 Sold (Public Records) $66,500 Public Records
• 2016-05-16 Listed $69,900 MLS Technology, Inc.
• 2008-12-05 Sold (MLS) $42,100 MLSOK
• 2008-10-24 Listed $42,000 MLSOK
• 2004-03-26 Sold (Public Records) $44,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $669 · +2.0% YoY. Source: county tax records.