601 W Apache St · Lindsay, OK 73052

$95,000

3 bd · 2.0 ba · 1,353 sqft · SingleFamily public records · 46 Days on market

Built 1960 0.28 ac lot Est $89k · 6% over

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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 +27.8/30.0
• DSCR +9.8/10.0
• Appreciation +8.6/10.0
• 1% rule +6.5/10.0
• ARV discount +4.6/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Investment opportunity in Lindsay! This 3-bedroom, 1-bath home is priced at $95,000 and offers great potential for rental or renovation. Property is being sold as-is. Features include an attached one-car garage, covered front porch, and a spacious backyard with a storage shed. Interior offers a designated dining room, with a mix of original and wood flooring throughout. Home has gas central heat, window units for cooling, and electric hot water tank. Each bedroom is equipped with a gas hookup for optional supplemental heating. Property is connected to public sewer. Plumbing lines will be updated. Additional notes: oven is currently not operational; stovetop is functional. Roof shows no know

Key facts

• Covered front porch
• Spacious backyard
• Storage shed

Tags

• ATTACHED ONE-CAR GARAGE
• COVERED FRONT PORCH
• SPACIOUS BACKYARD
• STORAGE SHED
• DESIGNATED DINING ROOM
• GAS CENTRAL HEAT

Property features AI

Finance

• Other: Previously temporarily off market and now back on market; Days on market: 40; Listed price shown in listing information
• Financial info: Property sold as-is
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Assessor-listed living area
• Home design: Single family residence; Residential property; One-level property; Existing construction
• Construction: Brick construction; Composition roof; Combination foundation
• Exterior features: Covered porch and porch; Exterior storage; Flood insurance required

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling; Combination foundation
• Interior features: One living area; No fireplace; Occupied

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $21 ($252/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: $92k (3.0% 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 $7k of equity ($657 loan paydown + $7k 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $42k; list at $95k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $269/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.15% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.09%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $89,298
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 W Comanche St	0.23mi	3/1.5	1,420 (+5%)	2mo	$94,000	$66	78
603 W Apache	0.01mi	2/1.0 (-1)	1,360 (+0%)	22mo	$15,000	$11	71
206 E Apache St	0.50mi	3/1.5	1,376 (+2%)	16mo	$120,000	$87	58
102 SW 8th St	0.51mi	3/2.0	1,344 (-1%)	21mo	$120,000	$89	58
206 SW 3rd St	0.42mi	2/1.0 (-1)	1,302 (-4%)	17mo	$185,000	$142	50
406 SW 6th St	0.21mi	2/1.0 (-1)	1,544 (+14%)	9mo	$37,500	$24	50
610 W Apache St	0.06mi	2/1.0 (-1)	1,160 (-14%)	18mo	$40,000	$34	49
404 SW 6th	0.23mi	2/1.0 (-1)	1,184 (-12%)	21mo	$64,500	$54	42
936 W Chickasaw St	0.58mi	3/1.0	1,152 (-15%)	24mo	$110,000	$95	24

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: 18.9%
• Equity multiple: 2.34×
• Total profit: $35,639
• Equity at exit: $66,889

10-year hold

• IRR: 18.0%
• Equity multiple: 4.86×
• Total profit: $102,766
• Equity at exit: $128,028

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 73052

• Home prices YoY: 3.2%
• Active inventory: 45
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$40
• Flood insurance flood zone: −$269 /mo · $3,228/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $21

Break-even live

Break-even rent $1,070

Max offer price $95,000

Occupancy floor 93%

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 4 events

1. 2026-06-07
   days on market $95,000 Active 46 DOM
2. 2026-06-03
   days on market $95,000 Active 42 DOM
3. 2026-06-02
   remarks 699-char remark
4. 2026-06-02
   listed $95,000 Active 41 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: $463 · $39/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$392/yr (+$33/mo · 84.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 94% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $13,161
• − Mortgage interest: −$5,321
• − Property taxes: −$463
• − Insurance: −$3,704
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$2,764
• Taxable loss: −$1,196
• Est. tax savings @ 24.0%: +$287
• After-tax cash flow: $539/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

+128.9% since first listed

11 events — show timeline

• 2026-06-02 Relisted — MLSOK
• 2026-04-02 Listed $95,000 MLSOK
• 2026-03-20 Listing Removed — MLSOK
• 2026-03-19 Price Changed $95,000 MLSOK
• 2026-01-17 Listed $99,000 MLSOK
• 2025-10-05 Listing Removed — MLSOK
• 2025-08-23 Price Changed $119,000 MLSOK
• 2025-07-01 Relisted — MLSOK
• 2025-05-22 Listing Removed — MLSOK
• 2025-05-02 Listed $129,000 MLSOK
• 2004-09-03 Sold (Public Records) $41,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $463 · +9.5% YoY. Source: county tax records.