418 N Garrett Ave · Lindsay, OK 73052

$115,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 114 Days on market

Built 1978 10,075 sqft lot Est $110k · at est.

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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).

• Cash flow +14.8/30.0
• Appreciation +8.6/10.0
• ARV discount +5.5/15.0
• DSCR +4.5/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

OFFERED AS INSURABLE WITH $605 FOR ESCROWS. BROKERS MAY RECEIVE UP TO 5% COMMISSION. BIDDING PROCEDURES AVAILABLE @WWW.FIRSTPRESTON.COM 421-316960 BID OPENING 11/29/00 BROAD LISTING BROKER 405-631-2500

Key facts

• Covered patio
• Fenced backyard
• 0.23 acre lot

Tags

• FENCED BACKYARD
• COVERED PATIO

Property features AI

Finance

• Other: Homestead not claimed; Located in Blacks Manor Heig addition
• Financial info: Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: No flood insurance required (per listing)
• Home design: Single family residence; One story; Property faces south; Residential property, existing
• Construction: Brick and frame construction; Composition roof; Post-tension foundation; Built (existing)
• Exterior features: Covered patio; Covered porch; Chain link fencing; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $32 ($385/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (19.2% below list).
• Recommended offer: $93k (19.2% below list) — sets the bar for 1% rule.

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 $9k of equity ($795 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $115k implies a 536% gain — meaningful room to come down on a strong offer.

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 $92,895 (19.2% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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?
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: 0.81% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $110,208
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 W 7th St	0.20mi	2/1.0	912 (-7%)	19mo	$102,000	$112	62
406 Pryor Dr	0.10mi	3/1.0 (+1)	864 (-12%)	11mo	$98,000	$113	60
326 Elmwood Dr	0.31mi	3/2.0 (+1)	1,064 (+8%)	18mo	$57,000	$54	48
918 W Cherokee Pl	0.75mi	3/1.5 (+1)	1,100 (+12%)	8mo	$66,000	$60	32

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: 19.0%
• Equity multiple: 2.35×
• Total profit: $43,358
• Equity at exit: $80,971

10-year hold

• IRR: 18.0%
• Equity multiple: 4.86×
• Total profit: $124,303
• Equity at exit: $154,982

Cash invested: $32,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $929 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $32

Break-even live

Break-even rent $888

Max offer price $115,000

Occupancy floor 92%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $115,000 Active 114 DOM
2. 2026-06-17
   days on market $115,000 Active 113 DOM
3. 2026-06-16
   days on market $115,000 Active 112 DOM
4. 2026-06-15
   days on market $115,000 Active 111 DOM
5. 2026-06-13
   days on market $115,000 Active 109 DOM
6. 2026-06-09
   days on market $115,000 Active 105 DOM
7. 2026-06-08
   days on market $115,000 Active 104 DOM
8. 2026-06-07
   days on market $115,000 Active 103 DOM
9. 2026-06-03
   days on market $115,000 Active 99 DOM
10. 2026-06-02
    days on market $115,000 Active 98 DOM
11. 2026-06-01
    days on market $115,000 Active 97 DOM
12. 2026-05-31
    days on market $115,000 Active 96 DOM
13. 2026-05-20
    price $115,000
14. 2026-02-18
    listed $135,000 Active
15. 2001-04-16
    soldstatus $18,090 208-char remark

    Show marketing remark (208 chars)

    OFFERED AS INSURABLE WITH $605 FOR ESCROWS. BROKERS MAY RECEIVE UP TO 5% COMMISSION. BIDDING PROCEDURES AVAILABLE @WWW.FIRSTPRESTON.COM 421-316960 BID OPENING 11/29/00 BROAD LISTING BROKER 405-631-2500

16. 2000-10-05
    listed $19,950 208-char remark

    Show marketing remark (208 chars)

    OFFERED AS INSURABLE WITH $605 FOR ESCROWS. BROKERS MAY RECEIVE UP TO 5% COMMISSION. BIDDING PROCEDURES AVAILABLE @WWW.FIRSTPRESTON.COM 421-316960 BID OPENING 11/29/00 BROAD LISTING BROKER 405-631-2500

ⓘ 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: $610 · $51/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$425/yr (+$35/mo · 69.7%)

ⓘ 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 7% 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: $11,147
• − Mortgage interest: −$6,442
• − Property taxes: −$610
• − Insurance: −$575
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$3,345
• Taxable loss: −$1,608
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $771/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

+476.4% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $115,000 MLSOK
• 2026-02-18 Listed $135,000 MLSOK
• 2001-04-16 Sold (MLS) $18,090 MLSOK
• 2000-10-05 Listed $19,950 MLSOK

Property tax history

+5.5%/yr

Latest (2025): $610 · +10.7% YoY. Source: county tax records.