401 E Center · Lexington, OK 73051

$72,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 73 Days on market

Built 1975 0.25 ac lot ↓ 31% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Three-bedroom, 1.5-bath home located in Lexington featuring a comfortable main living space and a well-designed interior layout. The roof was replaced approximately two years ago, and the home includes a newer electrical panel. This property offers an opportunity for updates and improvements to suit your preferences. With key structural and electrical components already addressed, it provides a strong foundation for renovation or personalization. Schedule your showing today.

Key facts

• 0.25 acre lot
• Built 1975
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.

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 $8k of equity ($498 loan paydown + $7k appreciation (10.0% local appreciation)).
• Cleveland County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

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 $67,680 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 1.83% ✓
• Cap rate: 15.42%
• Cash-on-cash: 32.58%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $176,670
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 E Center St	0.12mi	3/2.0	1,216 (+4%)	5mo	$204,000	$168	79
431 E Broadway St	0.23mi	3/1.5	1,120 (-4%)	5mo	$177,000	$158	76
503 E Hudson St	0.70mi	3/1.5	1,094 (-6%)	13mo	$165,000	$151	44
400 E Kennedy St	0.59mi	3/2.0	1,282 (+10%)	12mo	$192,000	$150	43
523 SE 4th St	0.63mi	4/1.5 (+1)	1,320 (+13%)	2mo	$145,000	$110	40
405 SW 2nd St	0.67mi	3/2.0	1,300 (+11%)	10mo	$123,000	$95	38

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: 49.2%
• Equity multiple: 4.68×
• Total profit: $74,094
• Equity at exit: $64,863

10-year hold

• IRR: 42.9%
• Equity multiple: 10.47×
• Total profit: $190,817
• Equity at exit: $139,880

Cash invested: $20,160 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $547

Break-even live

Break-even rent $627

Max offer price $72,000

Occupancy floor 54%

Sensitivity live

Price	-10% $588	-5% $568	+0% $547	+5% $527	+10% $507
Rent	-10% $443	-5% $495	+0% $547	+5% $600	+10% $652
Rate	-1.0pp $584	-0.5pp $566	base $547	+0.5pp $529	+1.0pp $510

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-04
   status Pending 479-char remark

   Show marketing remark (479 chars)

   Three-bedroom, 1.5-bath home located in Lexington featuring a comfortable main living space and a well-designed interior layout. The roof was replaced approximately two years ago, and the home includes a newer electrical panel. This property offers an opportunity for updates and improvements to suit your preferences. With key structural and electrical components already addressed, it provides a strong foundation for renovation or personalization. Schedule your showing today.

2. 2026-04-21
   price $72,000 479-char remark

   Show marketing remark (479 chars)

   Three-bedroom, 1.5-bath home located in Lexington featuring a comfortable main living space and a well-designed interior layout. The roof was replaced approximately two years ago, and the home includes a newer electrical panel. This property offers an opportunity for updates and improvements to suit your preferences. With key structural and electrical components already addressed, it provides a strong foundation for renovation or personalization. Schedule your showing today.

3. 2026-04-01
   price $82,000 479-char remark

   Show marketing remark (479 chars)

   Three-bedroom, 1.5-bath home located in Lexington featuring a comfortable main living space and a well-designed interior layout. The roof was replaced approximately two years ago, and the home includes a newer electrical panel. This property offers an opportunity for updates and improvements to suit your preferences. With key structural and electrical components already addressed, it provides a strong foundation for renovation or personalization. Schedule your showing today.

4. 2026-03-12
   price $95,000 479-char remark

   Show marketing remark (479 chars)

   Three-bedroom, 1.5-bath home located in Lexington featuring a comfortable main living space and a well-designed interior layout. The roof was replaced approximately two years ago, and the home includes a newer electrical panel. This property offers an opportunity for updates and improvements to suit your preferences. With key structural and electrical components already addressed, it provides a strong foundation for renovation or personalization. Schedule your showing today.

5. 2026-02-18
   listed $105,000 Active 479-char remark

   Show marketing remark (479 chars)

   Three-bedroom, 1.5-bath home located in Lexington featuring a comfortable main living space and a well-designed interior layout. The roof was replaced approximately two years ago, and the home includes a newer electrical panel. This property offers an opportunity for updates and improvements to suit your preferences. With key structural and electrical components already addressed, it provides a strong foundation for renovation or personalization. Schedule your showing today.

ⓘ 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: $1,054 · $88/mo
• Projected year-2 tax: $1,054 · $88/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 (shaded) · 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 8% 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: $15,840
• − Mortgage interest: −$4,033
• − Property taxes: −$1,054
• − Insurance: −$360
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,095
• Taxable income: $5,764
• Est. tax owed @ 24.0%: −$1,383
• After-tax cash flow: $5,185/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

-31.4% since first listed

5 events — show timeline

• 2026-05-04 Pending — MLSOK
• 2026-04-21 Price Changed $72,000 MLSOK
• 2026-04-01 Price Changed $82,000 MLSOK
• 2026-03-12 Price Changed $95,000 MLSOK
• 2026-02-18 Listed $105,000 MLSOK

Property tax history

+2.4%/yr

Latest (2024): $1,054 · +12.2% YoY. Source: county tax records.