101 N 7th St 4 Unité Immeuble d’habitation offert à 164 220 $ CAD à un 16% taux de capitalisation Ponca City, OK 74601

Ponca City is putting its money where its mouth is — and 101 N 7th St sits squarely in the middle of it.
This 4-unit multifamily property, built in 1929, is being offered as a full value-add opportunity in a market that is actively incentivizing exactly this kind of project. The building requires complete renovation, and the city has built a financial ecosystem to help you get there.
Numbers that make sense:
With an estimated renovation budget of $100,000–$150,000 and four units each projected to rent between $1,000 and $1,300 per month, stabilized gross rents land between $48,000 and $62,400 annually. At Ponca City's acquisition cost basis — well below what comparable unit counts trade for in OKC or Tulsa — the path to double-digit returns is clear for an investor willing to execute a renovation.
HIP 2.0 Grant Eligibility:
This property is positioned to take direct advantage of Ponca City's Housing Incentive Program 2.0. The Ponca City Utility Authority set aside $300,000 annually to fund incentives specifically for developers rehabilitating existing multi-family housing units, with adaptive reuse of older properties as a stated goal of the program. The Ponca City Development Authority has committed an additional $1 million in HIP 2.0 incentives over three years, with over $470,000 already awarded to active projects. These grants are designed to offset development costs and reduce investor risk — lowering your effective basis before the first tenant signs a lease. Seller has received confirmation this property is eligible for up to $15k PER DOOR in HIP grants.
A Market That's Already Moving-
The City has invested over $2 million in downtown infrastructure over the past five years, and the Main Street Program recorded more than $1.78 million in private reinvestment in 2024 alone, with 20 buildings renovated and 14 new or expanded businesses. A $968,000 ARPA-funded Streetscape Project along Grand Avenue — the corridor connecting directly to this property — was completed in mid-summer 2025. This isn't speculative revitalization. The capital has already been deployed.
Rent Comps Support the Projection-
Two-bedroom units in Ponca City currently range from $595 to $2,090 per month, with an average of $975. The $1,000–$1,300 per unit projection for a fully renovated product is well-supported by the market and positions this asset at the quality tier where tenant demand is strongest — workforce renters anchored by Phillips 66, Oklahoma's largest refinery, and the steady employment base that surrounds it.
Neighborhood Anchors-
E.M. Trout Elementary School, Northern Oklahoma College, Standing Bear Park, and the restored 1927 Ponca Theatre are all within close proximity — the kind of institutional neighbors that stabilize occupancy and attract long-term tenants. Grand Avenue's growing restaurant and retail corridor puts daily conveniences within walking distance of the front door.
The Bottom Line-
Distressed purchase price. Grant dollars available to offset renovation costs. A rent ceiling with room to run. And a city government actively removing barriers for developers willing to bet on its downtown. 101 N 7th St is the kind of deal that rewards investors who move before the market catches up.