805 SW 4th · Lindsay, OK 73052

$59,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 108 Days on market

Built 1980 9,988 sqft lot Est $63k · 7% under

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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 +30.0/30.0
• ARV discount +10.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• 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

Great first home or investment opportunity! Located in the heart of Lindsay. This home offers 3 bedrooms and 1.5 baths. Very spacious living are that opens up into the kitchen/dining area! Schedule a showing today!

Key facts

• Outdoor storage
• Generous lot
• Spacious living area

Tags

• INVESTMENT OPPORTUNITY
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• GENEROUS LOT
• ROOM FOR PARKING
• OUTDOOR STORAGE

Property features AI

Finance

• Other: Occupied (rent/leased); Living area reported as 1,056 (assessor); Lot size approximately 0.2293 acres; Located in the Lindsay addition; Directions: From Hwy 19/Main St in Lindsay, go south on SW 4th St; continue straight and the property will be on the west side of the road.
• Financial info: Not assumable; Does not qualify for loan
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One story; Faces west; Residential property; Existing construction
• Construction: Frame construction; Composition roof; Built status: existing
• Exterior features: Storage; Above-ground storm shelter; Interior lot

Interior

• Kitchen: Range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Zoned heating
• Interior features: One living area; No fireplace; No study
• Laundry & utility: Conventional foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $59k).
• Recommended offer: $54k (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 $5k of equity ($408 loan paydown + $4k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, 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 108 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $53,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.66% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.71%
• DSCR: 2.28
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $63,360
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 SW 6th St	0.23mi	2/1.0	984 (-7%)	10mo	$45,000	$46	70
605 SW 6th St	0.21mi	2/1.0	956 (-10%)	12mo	$82,000	$86	65
406 W Comanche St	0.21mi	2/1.0	1,000 (-5%)	24mo	$50,000	$50	61
502 SE 2nd St	0.38mi	3/1.0 (+1)	1,116 (+6%)	10mo	$97,000	$87	59
610 W Apache St	0.24mi	2/1.0	1,160 (+10%)	18mo	$40,000	$34	57
918 W Cherokee Pl	0.72mi	3/1.5 (+1)	1,100 (+4%)	8mo	$66,000	$60	46
404 SW 6th	0.36mi	2/1.0	1,184 (+12%)	21mo	$64,500	$54	45
924 W Choctaw St	0.75mi	3/1.0 (+1)	912 (-14%)	1mo	$70,000	$77	37
919 W Choctaw St	0.71mi	2/1.0	900 (-15%)	19mo	$82,500	$92	26

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: 41.6%
• Equity multiple: 3.81×
• Total profit: $46,386
• Equity at exit: $41,542

10-year hold

• IRR: 37.8%
• Equity multiple: 8.02×
• Total profit: $115,936
• Equity at exit: $79,512

Cash invested: $16,520 (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: 5.0×

Monthly cashflow live

• Estimated rent: $981 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$46 /mo · $551/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $395

Break-even live

Break-even rent $481

Max offer price $59,000

Occupancy floor 55%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $59,000 Active 108 DOM
2. 2026-06-17
   days on market $59,000 Active 107 DOM
3. 2026-06-16
   days on market $59,000 Active 106 DOM
4. 2026-06-15
   days on market $59,000 Active 105 DOM
5. 2026-06-13
   days on market $59,000 Active 103 DOM
6. 2026-06-09
   days on market $59,000 Active 99 DOM
7. 2026-06-08
   days on market $59,000 Active 98 DOM
8. 2026-06-07
   days on market $59,000 Active 97 DOM
9. 2026-06-03
   days on market $59,000 Active 93 DOM
10. 2026-06-02
    days on market $59,000 Active 92 DOM
11. 2026-06-01
    days on market $59,000 Active 91 DOM
12. 2026-05-31
    days on market $59,000 Active 90 DOM
13. 2026-04-09
    price $59,000
14. 2026-03-02
    listed $65,000 Active
15. 2022-09-15
    historical
16. 2022-07-13
    price $58,000
17. 2022-06-07
    listed $60,000 Active
18. 2021-08-27
    soldstatus $50,000 Sold 214-char remark

    Show marketing remark (214 chars)

    Great first home or investment opportunity! Located in the heart of Lindsay. This home offers 3 bedrooms and 1.5 baths. Very spacious living are that opens up into the kitchen/dining area! Schedule a showing today!

19. 2021-08-27
    soldstatus $50,000

    Show marketing remark (214 chars)

    Great first home or investment opportunity! Located in the heart of Lindsay. This home offers 3 bedrooms and 1.5 baths. Very spacious living are that opens up into the kitchen/dining area! Schedule a showing today!

20. 2021-06-29
    status Pending 214-char remark

    Show marketing remark (214 chars)

    Great first home or investment opportunity! Located in the heart of Lindsay. This home offers 3 bedrooms and 1.5 baths. Very spacious living are that opens up into the kitchen/dining area! Schedule a showing today!

21. 2021-06-17
    listed $53,500 Active 214-char remark

    Show marketing remark (214 chars)

    Great first home or investment opportunity! Located in the heart of Lindsay. This home offers 3 bedrooms and 1.5 baths. Very spacious living are that opens up into the kitchen/dining area! Schedule a 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: $551 · $46/mo
• Projected year-2 tax: $551 · $46/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $11,773
• − Mortgage interest: −$3,305
• − Property taxes: −$551
• − Insurance: −$295
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$1,716
• Taxable income: $4,022
• Est. tax owed @ 24.0%: −$965
• After-tax cash flow: $3,777/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

+10.3% since first listed

9 events — show timeline

• 2026-04-09 Price Changed $59,000 MLSOK
• 2026-03-02 Listed $65,000 MLSOK
• 2022-09-15 Listing Removed — MLSOK
• 2022-07-13 Price Changed $58,000 MLSOK
• 2022-06-07 Listed $60,000 MLSOK
• 2021-08-27 Sold (Public Records) $50,000 Public Records
• 2021-08-27 Sold (MLS) $50,000 MLSOK
• 2021-06-29 Pending — MLSOK
• 2021-06-17 Listed $53,500 MLSOK

Property tax history

+6.2%/yr

Latest (2025): $551 · +10.6% YoY. Source: county tax records.