627 W 7th St · Ada, OK 74820

$95,000

3 bd · 1.0 ba · 1,029 sqft · SingleFamily public records · 22 Days on market

Built 1940 7,000 sqft lot

---

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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

This adorable 2-bedroom, 1-bathroom home is ready for you to make it your own! Featuring brand-new carpet, fresh paint throughout, a new roof, and an updated kitchen, every detail has been thoughtfully refreshed to offer comfort and style. Perfect for first-time buyers or anyone looking for a cozy space to call home. Don’t miss your chance to see this gem in person—schedule your showing today!

Key facts

• 7,000 sq ft lot
• Built 1940
• Listed 22 days

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Dirt driveway
• Security: Storm shelter; Smoke detector(s)
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Public water; Public sewer
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Built per public records; HardiPlank-type siding; Wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation
• Exterior features: Covered porch; Dirt driveway; Chain link, partial and privacy fencing; Storm shelter; Smoke detector(s)

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Radiant heating; Window air conditioning unit(s)
• Interior features: High-speed internet available; Laminate counters; Ceiling fan(s); Gas range connection; Gas oven connection; Vinyl insulated windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 $81k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.45%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $58,653
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 W 7th St	0.15mi	3/1.0	1,012 (-2%)	6mo	$57,800	$57	86
419 W 5th	0.24mi	3/1.0	1,056 (+3%)	1mo	$6,000	$6	84
418 W 6th St	0.21mi	2/1.0 (-1)	1,012 (-2%)	1mo	$132,000	$130	81
331 W 6th	0.26mi	3/1.0	1,092 (+6%)	3mo	$40,000	$37	75
711 W 8th	0.10mi	3/1.0	915 (-11%)	3mo	$95,000	$104	74
612 W 5th	0.17mi	2/1.0 (-1)	974 (-5%)	5mo	$20,000	$21	74
517 W 9th St	0.18mi	3/1.0	1,134 (+10%)	4mo	$20,000	$18	72
912 W 13th St	0.48mi	3/1.0	1,080 (+5%)	1mo	$150,000	$139	68
301 S Hickory	0.46mi	2/1.0 (-1)	1,100 (+7%)	3mo	$51,500	$47	60
619 W 14th St	0.51mi	3/2.0	934 (-9%)	6mo	$109,500	$117	52
123 E 3rd	0.65mi	3/1.0	1,158 (+12%)	3mo	$70,000	$60	46
928 W 12th	0.44mi	2/1.0 (-1)	880 (-14%)	8mo	$11,300	$13	44

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: 9.4%
• Equity multiple: 1.38×
• Total profit: $9,989
• Equity at exit: $14,165

10-year hold

• IRR: 19.9%
• Equity multiple: 2.80×
• Total profit: $47,817
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$26 /mo · $306/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $365

Break-even live

Break-even rent $713

Max offer price $95,000

Occupancy floor 64%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-04-30
   status Pending
2. 2026-04-14
   status Active
3. 2026-04-01
   status Pending
4. 2026-03-26
   listed $95,000 Active
5. 2025-09-23
   soldstatus $81,000
6. 2025-09-22
   soldstatus $81,000 Closed 408-char remark

   Show marketing remark (408 chars)

   This adorable 2-bedroom, 1-bathroom home is ready for you to make it your own! Featuring brand-new carpet, fresh paint throughout, a new roof, and an updated kitchen, every detail has been thoughtfully refreshed to offer comfort and style. Perfect for first-time buyers or anyone looking for a cozy space to call home. Don’t miss your chance to see this gem in person—schedule your showing today!

7. 2025-08-04
   status Pending 408-char remark

   Show marketing remark (408 chars)

   This adorable 2-bedroom, 1-bathroom home is ready for you to make it your own! Featuring brand-new carpet, fresh paint throughout, a new roof, and an updated kitchen, every detail has been thoughtfully refreshed to offer comfort and style. Perfect for first-time buyers or anyone looking for a cozy space to call home. Don’t miss your chance to see this gem in person—schedule your showing today!

8. 2025-06-18
   price $84,500 408-char remark

   Show marketing remark (408 chars)

   This adorable 2-bedroom, 1-bathroom home is ready for you to make it your own! Featuring brand-new carpet, fresh paint throughout, a new roof, and an updated kitchen, every detail has been thoughtfully refreshed to offer comfort and style. Perfect for first-time buyers or anyone looking for a cozy space to call home. Don’t miss your chance to see this gem in person—schedule your showing today!

9. 2025-02-13
   price $89,900 408-char remark

   Show marketing remark (408 chars)

   This adorable 2-bedroom, 1-bathroom home is ready for you to make it your own! Featuring brand-new carpet, fresh paint throughout, a new roof, and an updated kitchen, every detail has been thoughtfully refreshed to offer comfort and style. Perfect for first-time buyers or anyone looking for a cozy space to call home. Don’t miss your chance to see this gem in person—schedule your showing today!

10. 2025-01-06
    listed $94,500 Active 408-char remark

    Show marketing remark (408 chars)

    This adorable 2-bedroom, 1-bathroom home is ready for you to make it your own! Featuring brand-new carpet, fresh paint throughout, a new roof, and an updated kitchen, every detail has been thoughtfully refreshed to offer comfort and style. Perfect for first-time buyers or anyone looking for a cozy space to call home. Don’t miss your chance to see this gem in person—schedule your showing today!

11. 2024-10-15
    historical
12. 2024-09-09
    listed $99,500 Active
13. 2020-12-01
    historical
14. 2020-06-01
    listed $60,000
15. 2020-04-22
    historical
16. 2019-10-29
    listed $60,000
17. 1998-03-10
    soldstatus $16,000

ⓘ 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: $306 · $26/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$549/yr (+$46/mo · 179.4%)

ⓘ 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 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: $14,094
• − Mortgage interest: −$5,321
• − Property taxes: −$306
• − Insurance: −$475
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$2,764
• Taxable income: $2,973
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $3,661/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

+493.8% since first listed

17 events — show timeline

• 2026-04-30 Pending — MLS Technology, Inc.
• 2026-04-14 Relisted — MLS Technology, Inc.
• 2026-04-01 Pending — MLS Technology, Inc.
• 2026-03-26 Listed $95,000 MLS Technology, Inc.
• 2025-09-23 Sold (Public Records) $81,000 Public Records
• 2025-09-22 Sold (MLS) $81,000 MLS Technology, Inc.
• 2025-08-04 Pending — MLS Technology, Inc.
• 2025-06-18 Price Changed $84,500 MLS Technology, Inc.
• 2025-02-13 Price Changed $89,900 MLS Technology, Inc.
• 2025-01-06 Listed $94,500 MLS Technology, Inc.
• 2024-10-15 Listing Removed — MLS Technology, Inc.
• 2024-09-09 Listed $99,500 MLS Technology, Inc.
• 2020-12-01 Listing Removed — MLS Technology, Inc.
• 2020-06-01 Listed $60,000 MLS Technology, Inc.
• 2020-04-22 Listing Removed — MLS Technology, Inc.
• 2019-10-29 Listed $60,000 MLS Technology, Inc.
• 1998-03-10 Sold (Public Records) $16,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $306 · +3.4% YoY. Source: county tax records.