5718 NW Ash Ave · Lawton, OK 73505

$77,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 32 Days on market

Built 1964 Est $84k · 8% 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 +11.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming & clean 4 bed, 1.5 bath home on the popular west side of Lawton. Close to shopping and only a 10-minute drive to Fort Sill. New AC in 2020, brand new water heater, new interior paint and some flooring is new. All appliances to stay with home. Call with questions or to book a tour 405-370-5948.

Key facts

• Dishwasher
• Wood laminate floors
• Refrigerator

Tags

• WOOD LAMINATE FLOORS
• REFRIGERATOR
• DISHWASHER

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: 1 covered parking space; 1 total garage space; Has garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Brick veneer construction; Other foundation
• Exterior features: Covered porch; Covered patio; Chain link fencing; Composition roof; Lot with city street frontage (64 x 145 x 78 x 138); Public maintained road

Interior

• Kitchen: Cooktop; Microwave; Dishwasher; Refrigerator; Gas water heater
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Electric cooling; Ceiling fan(s)
• Interior features: Updated/remodeled interior; Laminate flooring; No fireplace; Crawl space foundation
• Laundry & utility: Washer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 6.1% 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: Edison Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 476 students, 0% FRL); Eisenhower Ms (math 20% / reading 30%, grade F, #90 of 345 statewide, top 27%, 1,035 students, 0% FRL); Eisenhower Hs (math 19% / reading 29%, grade F, #215 of 447 statewide, top 48%, 1,350 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 rising fast (+5.1%/yr); 398 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 $532 of loan paydown is wiped out by about $2k 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 + 5.1% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,690 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.61% ✓
• Cap rate: 13.63%
• Cash-on-cash: 26.22%
• DSCR: 2.17
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $84,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 NW 57th St	0.08mi	3/1.5	1,000 (-6%)	4mo	$70,000	$70	81
6106 NW Elm Ave	0.30mi	3/1.0	1,100 (+3%)	6mo	$82,500	$75	75
5706 NW Ash Ave	0.08mi	3/2.0	1,179 (+11%)	3mo	$135,000	$115	72
5341 NW Glenn Ave	0.15mi	3/1.0	930 (-13%)	1mo	$135,000	$145	71
406 NW 56th St	0.26mi	3/1.0	950 (-11%)	0mo	$110,000	$116	70
407 NW Compass Dr	0.37mi	3/1.5	1,000 (-6%)	4mo	$70,000	$70	67
422 NW 57th St	0.14mi	3/2.0	1,200 (+13%)	4mo	$134,500	$112	64
6111 NW Maple Ave	0.40mi	3/2.0	1,000 (-6%)	4mo	$70,000	$70	64
425 NW 54th St	0.33mi	4/1.0 (+1)	1,200 (+13%)	3mo	$80,000	$67	56
412 NW 68th St	0.68mi	3/1.0	1,000 (-6%)	4mo	$85,000	$85	55
21 NW 53rd St	0.54mi	3/1.0	1,200 (+13%)	6mo	$75,001	$63	48
5628 NW Briarwood Ave	0.66mi	3/2.0	1,200 (+13%)	1mo	$95,000	$79	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 · 5.14% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 1.94×
• Total profit: $20,263
• Equity at exit: $11,481

10-year hold

• IRR: 31.7%
• Equity multiple: 4.15×
• Total profit: $68,012
• Equity at exit: $6,658

Cash invested: $21,560 (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 73505

• Rents YoY: 5.1%
• Active inventory: 398
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$404
• Tax from tax record: −$74 /mo · $894/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $471

Break-even live

Break-even rent $646

Max offer price $77,000

Occupancy floor 57%

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $77,000 Active 32 DOM
2. 2026-06-18
   days on market $77,000 Active 31 DOM
3. 2026-06-17
   price $77,000 Active 30 DOM
4. 2026-06-17
   days on market $85,000 Active 30 DOM
5. 2026-06-16
   days on market $85,000 Active 29 DOM
6. 2026-06-15
   days on market $85,000 Active 28 DOM
7. 2026-06-14
   days on market $85,000 Active 26 DOM
8. 2026-06-13
   days on market $85,000 Active 25 DOM
9. 2026-06-10
   days on market $85,000 Active 23 DOM
10. 2026-06-09
    days on market $85,000 Active 22 DOM
11. 2026-06-08
    days on market $85,000 Active 21 DOM
12. 2026-06-07
    days on market $85,000 Active 20 DOM
13. 2026-06-05
    days on market $85,000 Active 17 DOM
14. 2026-06-03
    days on market $85,000 Active 16 DOM
15. 2026-06-02
    days on market $85,000 Active 15 DOM
16. 2026-06-01
    days on market $85,000 Active 14 DOM
17. 2026-05-31
    days on market $85,000 Active 13 DOM
18. 2026-05-30
    days on market $85,000 Active 12 DOM
19. 2026-05-18
    listed $85,000 Active
20. 2024-04-02
    soldstatus $70,000
21. 2024-03-25
    soldstatus $70,000 Closed 309-char remark

    Show marketing remark (309 chars)

    Charming & clean 4 bed, 1.5 bath home on the popular west side of Lawton. Close to shopping and only a 10-minute drive to Fort Sill. New AC in 2020, brand new water heater, new interior paint and some flooring is new. All appliances to stay with home. Call with questions or to book a tour 405-370-5948.

22. 2024-02-08
    historical Active Under Contract 309-char remark

    Show marketing remark (309 chars)

    Charming & clean 4 bed, 1.5 bath home on the popular west side of Lawton. Close to shopping and only a 10-minute drive to Fort Sill. New AC in 2020, brand new water heater, new interior paint and some flooring is new. All appliances to stay with home. Call with questions or to book a tour 405-370-5948.

23. 2023-12-06
    listed $89,000 Active 309-char remark

    Show marketing remark (309 chars)

    Charming & clean 4 bed, 1.5 bath home on the popular west side of Lawton. Close to shopping and only a 10-minute drive to Fort Sill. New AC in 2020, brand new water heater, new interior paint and some flooring is new. All appliances to stay with home. Call with questions or to book a tour 405-370-5948.

24. 2005-05-11
    soldstatus $65,000
25. 1996-01-17
    soldstatus $55,500

ⓘ 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: $894 · $74/mo
• Projected year-2 tax: $894 · $74/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $14,908
• − Mortgage interest: −$4,313
• − Property taxes: −$894
• − Insurance: −$385
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$2,240
• Taxable income: $4,691
• Est. tax owed @ 24.0%: −$1,126
• After-tax cash flow: $4,527/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): 47,790
• Household income: $58,272
• Rent vs Own: 48.2% rent · 51.8% own
• Severe rent burden: 1986.0

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 0.70)
• Race & ethnicity: White 50% Black 17% Two or more races 16% Hispanic / Latino 16% Native American 4% Asian 3%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 6% German/W. Germanic 2% Korean 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: ▼ -134.88%
• Current HPI: 169.4524
• Rent YoY: ▲ 5.14%
• 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

+53.2% since first listed

7 events — show timeline

• 2026-05-18 Listed $85,000 LBRMLS
• 2024-04-02 Sold (Public Records) $70,000 Public Records
• 2024-03-25 Sold (MLS) $70,000 LBRMLS
• 2024-02-08 Contingent — LBRMLS
• 2023-12-06 Listed $89,000 LBRMLS
• 2005-05-11 Sold (Public Records) $65,000 Public Records
• 1996-01-17 Sold (Public Records) $55,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $894 · +13.9% YoY. Source: county tax records.