330 W 7th St · Ada, OK 74820

$25,000

3 bd · 1.0 ba · 966 sqft · SingleFamily public records · 38 Days on market

Built 1910 Est $45k · 45% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Fixer upper! Corner lot! Shaded front yard! Fenced in back yard! Storm shelter!

Key facts

• Storm shelter
• Shaded front yard
• Fenced in back yard

Tags

• CORNER LOT
• SHADED FRONT YARD
• FENCED IN BACK YARD
• STORM SHELTER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/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 41.5% 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 ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $25k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1910 — 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: 4.56% ✓
• Cap rate: 41.46%
• Cash-on-cash: 125.60%
• DSCR: 6.59
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $45,402
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 W 6th St	0.09mi	2/1.0 (-1)	1,012 (+5%)	1mo	$132,000	$130	82
419 W 5th	0.13mi	3/1.0	1,056 (+9%)	1mo	$6,000	$6	78
612 W 5th	0.27mi	2/1.0 (-1)	974 (+1%)	5mo	$20,000	$21	77
331 W 6th	0.04mi	3/1.0	1,092 (+13%)	3mo	$40,000	$37	74
711 W 8th	0.34mi	3/1.0	915 (-5%)	3mo	$95,000	$104	73
811 W 7th St	0.40mi	3/1.0	1,012 (+5%)	6mo	$57,800	$57	68
314 N Hope	0.66mi	2/1.0 (-1)	948 (-2%)	2mo	$24,000	$25	60
619 W 14th St	0.60mi	3/2.0	934 (-3%)	6mo	$109,500	$117	58
912 W 13th St	0.67mi	3/1.0	1,080 (+12%)	1mo	$150,000	$139	48
223 E 14th	0.69mi	2/1.0 (-1)	890 (-8%)	5mo	$40,000	$45	46
928 W 12th	0.65mi	2/1.0 (-1)	880 (-9%)	8mo	$11,300	$13	43
301 S Hickory	0.61mi	2/1.0 (-1)	1,100 (+14%)	3mo	$51,500	$47	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: —
• Equity multiple: 7.40×
• Total profit: $44,765
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 16.46×
• Total profit: $108,232
• 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: 1.8×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$26 /mo · $318/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $733

Break-even live

Break-even rent $213

Max offer price $25,000

Occupancy floor 31%

Sensitivity live

Price	-10% $747	-5% $740	+0% $733	+5% $726	+10% $719
Rent	-10% $643	-5% $688	+0% $733	+5% $778	+10% $823
Rate	-1.0pp $745	-0.5pp $739	base $733	+0.5pp $726	+1.0pp $720

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 18 events

1. 2026-06-19
   days on market $25,000 Active 38 DOM
2. 2026-06-18
   days on market $25,000 Active 37 DOM
3. 2026-06-17
   days on market $25,000 Active 36 DOM
4. 2026-06-16
   days on market $25,000 Active 35 DOM
5. 2026-06-15
   days on market $25,000 Active 34 DOM
6. 2026-06-14
   days on market $25,000 Active 32 DOM
7. 2026-06-12
   days on market $25,000 Active 31 DOM
8. 2026-06-09
   days on market $25,000 Active 28 DOM
9. 2026-06-08
   days on market $25,000 Active 27 DOM
10. 2026-06-07
    days on market $25,000 Active 26 DOM
11. 2026-06-05
    days on market $25,000 Active 23 DOM
12. 2026-06-02
    days on market $25,000 Active 21 DOM
13. 2026-06-01
    days on market $25,000 Active 20 DOM
14. 2026-05-31
    days on market $25,000 Active 19 DOM
15. 2026-05-30
    days on market $25,000 Active 18 DOM
16. 2026-05-12
    listed $25,000 Active
17. 2006-01-18
    soldstatus $7,000
18. 2003-10-22
    soldstatus $9,000

ⓘ 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: $318 · $26/mo
• Projected year-2 tax: $318 · $26/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 5/10 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: $13,681
• − Mortgage interest: −$1,400
• − Property taxes: −$318
• − Insurance: −$125
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$727
• Taxable income: $8,922
• Est. tax owed @ 24.0%: −$2,141
• After-tax cash flow: $6,651/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

+177.8% since first listed

3 events — show timeline

• 2026-05-12 Listed $25,000 FSBO.com
• 2006-01-18 Sold (Public Records) $7,000 Public Records
• 2003-10-22 Sold (Public Records) $9,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $318 · +3.6% YoY. Source: county tax records.