422 Northcutt Dr · Lindsay, OK 73052

$105,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 98 Days on market

Built 1973 9,500 sqft lot Est $111k · 5% 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 +21.7/30.0
• ARV discount +10.0/15.0
• Appreciation +8.6/10.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 1-bath property offering 1,248 sq ft of comfortable living space. This inviting home features a functional layout, a cozy living area, and a spacious kitchen ready for everyday meals or easy updates. Sitting on a good-sized yard, the outdoor space provides plenty of room for gardening, pets, play, or future improvements. Built in 1973, the home offers solid bones and great potential—ideal for first-time buyers, downsizers, or investors seeking an affordable option in a quiet Lindsay neighborhood. Conveniently located near schools, parks, and Hwy 19, this home delivers everyday comfort with small-town charm. Schedule your showing and see the pos

Key facts

• Spacious kitchen
• Good-sized yard
• Cozy living area

Tags

• FUNCTIONAL LAYOUT
• COZY LIVING AREA
• SPACIOUS KITCHEN
• GOOD-SIZED YARD
• OUTDOOR SPACE
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Interior lot; Located in Blacks Manor Heig addition; Directions: From Hwy 19 in Lindsay, go north on Cherokee St, then turn right onto Country Club Dr and continue to Northcutt Dr; home will be on your left.
• Financial info: Not assumable; Financing qualifies
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead not claimed
• Home design: Single-family residence; One level; Residential property
• Construction: Brick and frame construction; Composition roof; Conventional foundation; Built (existing)
• Exterior features: Open deck; Outbuilding(s); Storage

Interior

• Kitchen: Range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#380 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, amenities F.
• Lindsay (town): math 21% / reading 24% proficiency, ranked #141 of 270 in OK (top 52%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lindsay Es (math 25% / reading 24%, grade F, #354 of 845 statewide, top 47%, 606 students, 0% FRL); Lindsay Hs (math 12% / reading 22%, grade F, #314 of 447 statewide, top 72%, 324 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 45 active listings in the ZIP; 1 units permitted in Garvin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($726 loan paydown + $8k appreciation (7.2% local appreciation)).
• Garvin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; 31% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.03% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $111,072
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Cinmac St	0.21mi	3/1.5	1,428 (+14%)	0mo	$120,000	$84	64
804 NW 7th St	0.14mi	3/2.0	1,424 (+14%)	14mo	$183,000	$129	54
317 Oakwood Dr	0.34mi	3/2.0	1,404 (+12%)	17mo	$170,000	$121	45
326 Elmwood Dr	0.27mi	3/2.0	1,064 (-15%)	18mo	$57,000	$54	44
201 George Brown Ave	0.57mi	3/2.0	1,312 (+5%)	22mo	$105,000	$80	42
102 SW 8th St	0.75mi	3/2.0	1,344 (+8%)	21mo	$120,000	$89	31

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

Projected returns pro-forma

7.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.63×
• Total profit: $48,024
• Equity at exit: $73,930

10-year hold

• IRR: 21.5%
• Equity multiple: 5.48×
• Total profit: $131,796
• Equity at exit: $141,505

Cash invested: $29,400 (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 73052

• Home prices YoY: 3.2%
• Active inventory: 45
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $161

Break-even live

Break-even rent $874

Max offer price $105,000

Occupancy floor 80%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-01
   days on market $105,000 Active 98 DOM
2. 2026-05-31
   days on market $105,000 Active 97 DOM
3. 2026-05-09
   price $105,000
4. 2026-04-14
   price $125,000
5. 2026-03-04
   price $129,500
6. 2026-02-23
   listed $135,000 Active
7. 2024-09-26
   soldstatus $80,000

ⓘ 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: $1,150 · $96/mo
• Projected year-2 tax: $1,150 · $96/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 · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $12,933
• − Mortgage interest: −$5,882
• − Property taxes: −$1,150
• − Insurance: −$525
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$3,055
• Taxable income: $252
• Est. tax owed @ 24.0%: −$61
• After-tax cash flow: $1,874/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: Lindsay
• NCES district ID: 4017850
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 24% ▼ -11.00%
• Median HH income: $45,406
• Composite: 19.54/100
• National rank: #8763
• State rank: #141 of 270 in OK

Livability — Lindsay

• Score: 59/100
• State rank: #380
• US rank: #19934

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lindsay, OK
• City population: 6,289
• Population (ZIP): 6,289

Population outlook (Garvin County) Hauer SSP2

• Today (2025): 28,277 people
• By 2030: 28,619 · +1.2%
• By 2040: 29,478 · +4.2%
• By 2050: 30,384 · +7.5%
• By 2075: 34,074 · +20.5%
• By 2100: 36,099 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 12% Hispanic / Latino 11% Native American 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Iranian 1% Hungarian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Garvin

• 2024 margin: Solid R (+66.1) · D 16.4% · R 82.5% · Other 1.1%
• 2008→2024 swing: -22.5pp toward R · 2008: -43.6pp · 2024: -66.1pp
• All cycles: 2024: R+66.1 2020: R+64.2 2016: R+60.7 2012: R+46.1 2008: R+43.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.17%
• Current HPI: 234.17
• 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

+31.2% since first listed

5 events — show timeline

• 2026-05-09 Price Changed $105,000 MLSOK
• 2026-04-14 Price Changed $125,000 MLSOK
• 2026-03-04 Price Changed $129,500 MLSOK
• 2026-02-23 Listed $135,000 MLSOK
• 2024-09-26 Sold (Public Records) $80,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $1,150 · +232.4% YoY. Source: county tax records.