11705 State Highway 76 · Lindsay, OK 73052

$125,000

4 bd · 2.0 ba · 1,936 sqft · SingleFamily public records · 79 Days on market

Built 1976 1.95 ac lot

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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 +19.7/30.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.8/10.0
• 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

Cute 4 Bedroom Home on almost 2 AC MOL just north of Lindsay! Has beautiful sunsets and sunrises! Large Master Bedroom and Bathroom!

Key facts

• 1.95 acre lot
• Built 1976
• Listed 79 days

Property features AI

Finance

• Other: Lot includes other features; Lot approximately 1.95 acres
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; One-story; West-facing
• Construction: Vinyl siding; Composition roof; Combination foundation; Built as an existing property
• Exterior features: Covered deck; Chain link fencing; Property is on one level; Property faces west; Existing residential single-family property; Livestock allowed

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; One dining area; No fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 $122k (2.4% below list).
• Recommended offer: $118k (6.0% 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; 334 units permitted in McClain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($864 loan paydown + $9k appreciation (7.2% local appreciation)).
• McClain County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago 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 $86k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 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 1976 — 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: 0.98% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $272,976
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11517 State Highway 76	0.21mi	3/2.5 (-1)	2,050 (+6%)	15mo	$290,000	$141	61

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: 22.1%
• Equity multiple: 2.55×
• Total profit: $54,290
• Equity at exit: $88,012

10-year hold

• IRR: 20.5%
• Equity multiple: 5.30×
• Total profit: $150,671
• Equity at exit: $168,458

Cash invested: $35,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $147

Break-even live

Break-even rent $1,034

Max offer price $125,000

Occupancy floor 83%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $125,000 Active 79 DOM
2. 2026-06-17
   days on market $125,000 Active 78 DOM
3. 2026-06-16
   days on market $125,000 Active 77 DOM
4. 2026-06-15
   days on market $125,000 Active 76 DOM
5. 2026-06-13
   days on market $125,000 Active 74 DOM
6. 2026-06-09
   days on market $125,000 Active 70 DOM
7. 2026-06-08
   days on market $125,000 Active 69 DOM
8. 2026-06-07
   days on market $125,000 Active 68 DOM
9. 2026-06-03
   days on market $125,000 Active 64 DOM
10. 2026-06-02
    days on market $125,000 Active 63 DOM
11. 2026-06-01
    days on market $125,000 Active 62 DOM
12. 2026-05-31
    days on market $125,000 Active 61 DOM
13. 2026-03-30
    listed $125,000 Active
14. 2018-12-21
    soldstatus $86,250 Sold 133-char remark

    Show marketing remark (133 chars)

    Cute 4 Bedroom Home on almost 2 AC MOL just north of Lindsay! Has beautiful sunsets and sunrises! Large Master Bedroom and Bathroom!

15. 2018-11-14
    status Pending 133-char remark

    Show marketing remark (133 chars)

    Cute 4 Bedroom Home on almost 2 AC MOL just north of Lindsay! Has beautiful sunsets and sunrises! Large Master Bedroom and Bathroom!

16. 2018-10-30
    listed $92,000 Active 133-char remark

    Show marketing remark (133 chars)

    Cute 4 Bedroom Home on almost 2 AC MOL just north of Lindsay! Has beautiful sunsets and sunrises! Large Master Bedroom and Bathroom!

17. 2016-08-09
    historical 470-char remark

    Show marketing remark (470 chars)

    Nice Country Home on 2.4 Acres with Detached Garage/Workshop. Approx 1930 Sq Ft, 4 BR's, 2 Baths, Wood Laminate Floor in Liv Rm, Beautiful Kitchen Cabinets, Large Dining Rm, Laundry Room, Family Rm/Den. Large Master BR with Walk In Closet, Huge Master Bath with jetted tub, separate shower. New Carpet in 3 Bedrooms and Hall. Roof replaced in 2011. Storage Shed in back yard. Beautiful Views! Must See to Appreciate All This Home has to Offer! Just north of Lindsay.

18. 2016-01-01
    historical
19. 2015-12-31
    historical
20. 2015-06-28
    listed $115,000 Active
21. 2015-06-28
    listed $115,000
22. 2013-05-15
    soldstatus $116,000 470-char remark

    Show marketing remark (470 chars)

    Nice Country Home on 2.4 Acres with Detached Garage/Workshop. Approx 1930 Sq Ft, 4 BR's, 2 Baths, Wood Laminate Floor in Liv Rm, Beautiful Kitchen Cabinets, Large Dining Rm, Laundry Room, Family Rm/Den. Large Master BR with Walk In Closet, Huge Master Bath with jetted tub, separate shower. New Carpet in 3 Bedrooms and Hall. Roof replaced in 2011. Storage Shed in back yard. Beautiful Views! Must See to Appreciate All This Home has to Offer! Just north of Lindsay.

23. 2013-05-05
    soldstatus $116,000
24. 2013-05-02
    soldstatus $116,000
25. 2013-02-22
    listed $119,000 470-char remark

    Show marketing remark (470 chars)

    Nice Country Home on 2.4 Acres with Detached Garage/Workshop. Approx 1930 Sq Ft, 4 BR's, 2 Baths, Wood Laminate Floor in Liv Rm, Beautiful Kitchen Cabinets, Large Dining Rm, Laundry Room, Family Rm/Den. Large Master BR with Walk In Closet, Huge Master Bath with jetted tub, separate shower. New Carpet in 3 Bedrooms and Hall. Roof replaced in 2011. Storage Shed in back yard. Beautiful Views! Must See to Appreciate All This Home has to Offer! Just north of Lindsay.

26. 2013-02-22
    listed $119,000

    Show marketing remark (470 chars)

    Nice Country Home on 2.4 Acres with Detached Garage/Workshop. Approx 1930 Sq Ft, 4 BR's, 2 Baths, Wood Laminate Floor in Liv Rm, Beautiful Kitchen Cabinets, Large Dining Rm, Laundry Room, Family Rm/Den. Large Master BR with Walk In Closet, Huge Master Bath with jetted tub, separate shower. New Carpet in 3 Bedrooms and Hall. Roof replaced in 2011. Storage Shed in back yard. Beautiful Views! Must See to Appreciate All This Home has to Offer! Just north of Lindsay.

ⓘ 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: $1,311 · $109/mo
• Projected year-2 tax: $1,311 · $109/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 (unshaded) · 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 6% 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: $14,636
• − Mortgage interest: −$7,002
• − Property taxes: −$1,311
• − Insurance: −$625
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$3,636
• Taxable loss: −$280
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $1,828/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

• City population: 6,289
• Population (ZIP): 6,289

Population outlook (McClain County) Hauer SSP2

• Today (2025): 46,053 people
• By 2030: 50,081 · +8.7%
• By 2040: 58,231 · +26.4%
• By 2050: 66,276 · +43.9%
• By 2075: 86,558 · +88.0%
• By 2100: 100,421 · +118.1%

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 · McClain

• 2024 margin: Solid R (+60.6) · D 18.8% · R 79.5% · Other 1.7%
• 2008→2024 swing: -8.8pp toward R · 2008: -51.8pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+60.9 2016: R+60.9 2012: R+55.4 2008: R+51.8

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

+5.0% since first listed

14 events — show timeline

• 2026-03-30 Listed $125,000 MLSOK
• 2018-12-21 Sold (MLS) $86,250 MLSOK
• 2018-11-14 Pending — MLSOK
• 2018-10-30 Listed $92,000 MLSOK
• 2016-08-09 Listing Removed — MLSOK
• 2016-01-01 Listing Removed — MLSOK
• 2015-12-31 Listing Removed — MLSOK
• 2015-06-28 Listed $115,000 MLSOK
• 2015-06-28 Listed $115,000 MLSOK
• 2013-05-15 Sold (MLS) $116,000 MLSOK
• 2013-05-05 Sold (MLS) $116,000 MLSOK
• 2013-05-02 Sold (Public Records) $116,000 Public Records
• 2013-02-22 Listed $119,000 MLSOK
• 2013-02-22 Listed $119,000 MLSOK

Property tax history

+1.3%/yr

Latest (2025): $1,311 · +10.4% YoY. Source: county tax records.