1428 NW Lindy Ave · Lawton, OK 73507

$85,000

3 bd · 1.0 ba · 1,328 sqft · SingleFamily public records · 84 Days on market

Built 1957 6,903 sqft lot Est $61k · 39% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This income-producing property brings in $850 per month. This nicely kept home has 4 bedrooms, 1.5 baths, and a large backyard. The roof was replaced in Jan 2026 by Superior Roofing. A new sewer line was installed this year by B & E Plumbing. Property management company is P & B Rentals.

Key facts

• 6,903 sq ft lot
• Built 1957
• Listed 83 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Metal siding
• Exterior features: Covered porch; Chain link fencing; Composition roof; Public maintained road access; City street frontage; Lot dimensions approximately 59 x 117

Interior

• Kitchen: Cooktop; Refrigerator
• Flooring: Laminate flooring; Other flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Vaulted ceilings; Gas or propane fireplace
• Laundry & utility: Washer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 6.0% in Lawton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#206 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, commute F.
• Lawton (urban): math 20% / reading 26% proficiency, ranked #137 of 270 in OK (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pat Henry Es (math 12% / reading 17%, grade F, #604 of 845 statewide, top 76%, 508 students, 0% FRL); Central Ms (math 17% / reading 24%, grade F, #153 of 345 statewide, top 45%, 994 students, 0% FRL); Lawton Hs (math 16% / reading 21%, grade F, #302 of 447 statewide, top 68%, 1,417 students, 0% FRL) — zoned schools average 0% FRL vs 54% district-wide (54 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 209 active listings in the ZIP; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Comanche County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1957 — 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 D-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.41% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.15%
• DSCR: 1.94
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $61,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2914 NW Prentice Ave	0.13mi	3/1.0	1,344 (+1%)	11mo	$59,000	$44	82
1231 NW Logan Ave	0.20mi	3/1.5	1,400 (+5%)	9mo	$55,000	$39	72
1602 NW Taft Ave	0.48mi	3/1.0	1,300 (-2%)	7mo	$40,000	$31	68
2208 NW 14th St	0.37mi	4/2.0 (+1)	1,400 (+5%)	4mo	$29,000	$21	61
1708 NW Floyd	0.29mi	3/2.0	1,200 (-10%)	6mo	$45,000	$38	61
1216 NW Carroll Dr	0.28mi	3/2.0	1,200 (-10%)	8mo	$71,000	$59	61
2708 NW 17th St	0.18mi	3/1.0	1,500 (+13%)	13mo	$96,000	$64	59
1913 NW Taft	0.62mi	3/1.0	1,300 (-2%)	11mo	$89,610	$69	58
1714 NW Taylor Ave	0.70mi	3/2.0	1,300 (-2%)	10mo	$127,500	$98	51
1616 NW Taylor Ave	0.68mi	3/2.0	1,400 (+5%)	5mo	$145,000	$104	51
1901 NW Andrews Ave	0.68mi	4/1.0 (+1)	1,300 (-2%)	12mo	$19,900	$15	50
2109 NW Denver	0.74mi	3/1.0	1,450 (+9%)	8mo	$67,000	$46	44

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

Projected returns pro-forma

-3.0% appreciation · 0.25% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.41×
• Total profit: $9,698
• Equity at exit: $12,674

10-year hold

• IRR: 17.5%
• Equity multiple: 2.27×
• Total profit: $30,250
• Equity at exit: $7,349

Cash invested: $23,800 (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 73507

• Home prices YoY: -23.2%
• Rents YoY: 0.2%
• Active inventory: 209
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$44 /mo · $534/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $419

Break-even live

Break-even rent $665

Max offer price $85,000

Occupancy floor 60%

Sensitivity live

Price	-10% $468	-5% $443	+0% $419	+5% $395	+10% $371
Rent	-10% $325	-5% $372	+0% $419	+5% $467	+10% $514
Rate	-1.0pp $462	-0.5pp $441	base $419	+0.5pp $397	+1.0pp $375

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $85,000 Active 84 DOM
2. 2026-06-19
   days on market $85,000 Active 82 DOM
3. 2026-06-18
   days on market $85,000 Active 81 DOM
4. 2026-06-17
   days on market $85,000 Active 80 DOM
5. 2026-06-16
   days on market $85,000 Active 79 DOM
6. 2026-06-15
   days on market $85,000 Active 78 DOM
7. 2026-06-14
   days on market $85,000 Active 76 DOM
8. 2026-06-13
   days on market $85,000 Active 75 DOM
9. 2026-06-10
   days on market $85,000 Active 73 DOM
10. 2026-06-09
    days on market $85,000 Active 72 DOM
11. 2026-06-09
    pricestatus $85,000 Active 71 DOM
12. 2026-03-14
    listed $89,900 Active
13. 2024-12-16
    historical $850
14. 2024-12-11
    price $850
15. 2024-12-01
    listed $975
16. 2024-09-04
    soldstatus $725,000

ⓘ 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: $534 · $44/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$231/yr (+$19/mo · 43.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $14,356
• − Mortgage interest: −$4,761
• − Property taxes: −$534
• − Insurance: −$425
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,473
• Taxable income: $3,866
• Est. tax owed @ 24.0%: −$928
• After-tax cash flow: $4,105/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: Lawton
• NCES district ID: 4017250
• Math proficiency: 20% ▼ -12.00%
• Reading proficiency: 26% ▼ -9.00%
• Median HH income: $42,618
• Composite: 19.68/100
• National rank: #8732
• State rank: #137 of 270 in OK

Livability — Lawton

• Score: 63/100
• State rank: #206
• US rank: #15131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lawton, OK
• County: Comanche County · 96,361 people
• City population: 89,233
• Metro: Lawton, OK
• Population (ZIP): 21,046
• Household income: $62,132
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 979.0

Population outlook (Comanche County) Hauer SSP2

• Today (2025): 124,518 people
• By 2030: 124,231 · -0.2%
• By 2040: 122,193 · -1.9%
• By 2050: 120,368 · -3.3%
• By 2075: 120,492 · -3.2%
• By 2100: 123,113 · -1.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 56% Hispanic / Latino 14% Two or more races 13% Black 13% Native American 7% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Comanche

• 2024 margin: Strong R (+23.3) · D 37.4% · R 60.7% · Other 1.9%
• 2008→2024 swing: -5.8pp toward R · 2008: -17.5pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+20.1 2016: R+23.7 2012: R+17.0 2008: R+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.48%
• Current HPI: 127.057
• Rent YoY: ▲ 0.25%
• Metro: Lawton, OK
• 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

-87.6% since first listed

5 events — show timeline

• 2026-03-14 Listed $89,900 LBRMLS
• 2024-12-16 Rental Removed $850 APPFOLIO
• 2024-12-11 Price Changed $850 APPFOLIO
• 2024-12-01 Listed for Rent $975 APPFOLIO
• 2024-09-04 Sold (Public Records) $725,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $534 · +1.7% YoY. Source: county tax records.