419 NE 4th St · Lexington, OK 73051

$180,000

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 5 Days on market

Built 1977 0.48 ac lot Est $195k · 8% under

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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).

• ARV discount +11.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.9/30.0
• Livability +3.1/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.4/10.0

Listing remarks MLS

Check out this updated home on 1/2 acre! It features new appliances, new windows, new paint interior and exterior, new flooring throughout, and new light fixtures. Schedule your showing today.

Key facts

• 0.48 acre lot
• Built 1977
• Listed 5 days

Property features AI

Finance

• Other: Located in Lexington area; manual geocode; Directions: From E Broadway St, turn onto NE 4th St. The property will be on your left.; Occupied; Active listing; Listed price available (not included here); Living area reported as 1,536 by assessor
• Financial info: Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues; Homestead exempt

Exterior

• Home design: Single family residence; One level
• Construction: Frame construction; Composition roof; Slab foundation; Existing property
• Exterior features: Covered patio; Open deck; Open patio; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (26.3% below list).
• Recommended offer: $133k (26.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#310 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: amenities F, commute F, employment D-.
• Lexington (town): math 13% / reading 18% proficiency, ranked #214 of 270 in OK (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lexington Es (math 17% / reading 22%, grade F, #479 of 845 statewide, top 63%, 473 students, 0% FRL); Lexington Ms (math 7% / reading 12%, grade F, #299 of 345 statewide, top 88%, 223 students, 0% FRL); Lexington Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 300 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 74 active listings in the ZIP; 592 units permitted in Cleveland County in 2024 (12 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Cleveland County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 23y 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 $150k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $132,621 (26.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1977 — 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 F-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. 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: 0.74% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $195,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 SE 7th St	0.54mi	3/2.0	1,559 (+2%)	3mo	$222,000	$142	70
422 E Ash St	0.22mi	4/1.0 (+1)	1,513 (-2%)	10mo	$35,000	$23	70
600 Peachtree Ln	0.13mi	4/3.0 (+1)	1,663 (+8%)	5mo	$218,000	$131	67
410 E Johnson St	0.58mi	3/2.0	1,633 (+6%)	5mo	$199,900	$122	59
410 SE 7th St	0.66mi	3/2.0	1,468 (-4%)	8mo	$200,000	$136	55
304 W Beech St	0.55mi	3/1.0	1,584 (+3%)	12mo	$160,000	$101	55
210 W Center St	0.46mi	4/2.0 (+1)	1,420 (-8%)	15mo	$179,500	$126	49
709 E Kennedy St	0.65mi	3/2.0	1,475 (-4%)	17mo	$199,900	$136	49
307 SE 4th St	0.45mi	3/1.5	1,356 (-12%)	18mo	$167,000	$123	42
205 SE 7th St	0.52mi	3/2.0	1,723 (+12%)	17mo	$250,000	$145	42
518 S Main St	0.67mi	4/2.0 (+1)	1,450 (-6%)	20mo	$183,500	$127	37
523 SE 4th St	0.67mi	4/1.5 (+1)	1,320 (-14%)	2mo	$145,000	$110	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.76×
• Total profit: $88,824
• Equity at exit: $162,158

10-year hold

• IRR: 19.7%
• Equity multiple: 6.33×
• Total profit: $268,781
• Equity at exit: $349,700

Cash invested: $50,400 (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 73051

• Home prices YoY: 5.5%
• Active inventory: 74
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$173 /mo · $2,078/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-144

Break-even live

Break-even rent $1,509

Max offer price $154,491

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-93	+0% $-144	+5% $-195	+10% $-246
Rent	-10% $-249	-5% $-197	+0% $-144	+5% $-92	+10% $-40
Rate	-1.0pp $-54	-0.5pp $-99	base $-144	+0.5pp $-191	+1.0pp $-238

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $180,000 Active 5 DOM
2. 2026-06-21
   days on market $180,000 Active 4 DOM
3. 2026-06-18
   days on market $180,000 Active 2 DOM
4. 2026-06-17
   remarks 625-char remark
5. 2026-06-17
   listed $180,000 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: $2,078 · $173/mo
• Projected year-2 tax: $2,078 · $173/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,915
• − Mortgage interest: −$10,083
• − Property taxes: −$2,078
• − Insurance: −$900
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$5,236
• Taxable loss: −$4,929
• Est. tax savings @ 24.0%: +$1,183
• After-tax cash flow: $-550/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: Lexington
• NCES district ID: 4017580
• Math proficiency: 13% ▼ -12.00%
• Reading proficiency: 18% ▼ -5.00%
• Median HH income: $44,923
• Composite: 13.68/100
• National rank: #9501
• State rank: #214 of 270 in OK

Livability — Lexington

• Score: 61/100
• State rank: #310
• US rank: #17913

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D- Housing A- Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lexington, OK
• Population (ZIP): 10,079

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 323,621 people
• By 2030: 349,070 · +7.9%
• By 2040: 400,168 · +23.7%
• By 2050: 454,101 · +40.3%
• By 2075: 602,926 · +86.3%
• By 2100: 734,485 · +127.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Two or more races 13% Hispanic / Latino 9% Native American 8% Black 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 2% Italian 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Cleveland

• 2024 margin: R (+14.9) · D 41.4% · R 56.4% · Other 2.2%
• 2008→2024 swing: +9.1pp toward D · 2008: -24.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+14.1 2016: R+21.7 2012: R+25.9 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.58%
• Current HPI: 298.2589
• Rent YoY: —
• Metro: —
• 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

+176.9% since first listed

38 events — show timeline

• 2026-06-16 Listed $180,000 MLSOK
• 2024-10-24 Listing Removed — MLSOK
• 2024-09-17 Price Changed $169,900 MLSOK
• 2024-09-03 Listed $174,900 MLSOK
• 2022-06-28 Sold (Public Records) $150,000 Public Records
• 2022-06-24 Sold (MLS) $150,000 MLSOK
• 2022-05-08 Pending — MLSOK
• 2022-05-05 Listed $139,000 MLSOK
• 2020-03-06 Sold (Public Records) $58,000 Public Records
• 2020-03-04 Sold (MLS) $58,000 MLSOK
• 2020-02-04 Pending — MLSOK
• 2020-01-28 Price Changed $72,000 MLSOK
• 2020-01-23 Price Changed $73,000 MLSOK
• 2020-01-19 Price Changed $78,000 MLSOK
• 2020-01-12 Price Changed $82,000 MLSOK
• 2020-01-06 Price Changed $85,000 MLSOK
• 2020-01-04 Listed $88,000 MLSOK
• 2019-12-20 Listing Removed — MLSOK
• 2019-11-25 Price Changed $115,000 MLSOK
• 2019-11-09 Price Changed $120,000 MLSOK
• 2019-11-04 Listed $130,000 MLSOK
• 2016-10-18 Sold (MLS) $51,500 MLSOK
• 2016-10-06 Pending — MLSOK
• 2016-09-28 Price Changed $55,000 MLSOK
• 2016-09-23 Relisted — MLSOK
• 2016-08-30 Pending — MLSOK
• 2016-08-12 Price Changed $59,900 MLSOK
• 2016-08-11 Price Changed $54,900 MLSOK
• 2016-07-29 Relisted — MLSOK
• 2016-07-17 Listing Removed — MLSOK
• 2016-07-06 Price Changed $64,900 MLSOK
• 2016-06-21 Relisted — MLSOK
• 2016-06-05 Pending — MLSOK
• 2016-05-03 Price Changed $69,900 MLSOK
• 2016-04-01 Listed $74,900 MLSOK
• 2004-09-17 Sold (Public Records) $62,000 Public Records
• 2003-08-27 Listing Removed — MLSOK
• 2003-08-27 Listed $65,000 MLSOK

Property tax history

+8.7%/yr

Latest (2024): $2,078 · +12.0% YoY. Source: county tax records.