1704 NW Oak Ave · Lawton, OK 73507

$139,500

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 83 Days on market

Built 1941 6,603 sqft lot

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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 +12.2/30.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1704 NW Oak Ave in Lawton, OK, a fully updated property offering a true turn key opportunity for both investors and owner occupants. This home has been thoughtfully renovated throughout, creating a modern, comfortable space that is currently operating as an AirBnB. The interior features a clean, cohesive design with updates that make the home easy to maintain and appealing to guests or everyday living. The layout is efficient and welcoming, providing a great balance of style and function. For buyers seeking a furnished option, all furniture and household items currently in the home are available with the purchase for an additional $10,000, allowing for an immediate move in or sea

Key facts

• Efficient layout
• Conveniently located
• 6,603 sq ft lot

Tags

• FULLY UPDATED PROPERTY
• THOUGHTFULLY RENOVATED
• EFFICIENT LAYOUT
• MOVE IN READY CONDITION
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: No garage (converted garage)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story; Residential property
• Construction: Metal siding; Crawl space foundation; Built with composition roof
• Exterior features: Covered patio and porch; Wood fencing; Composition roof; Public-maintained road access; City street frontage

Interior

• Kitchen: Cooktop; Dishwasher; Range hood; Gas water heater
• Flooring: Ceramic tile; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Window coverings; Updated/remodeled condition
• Laundry & utility: Laundry area in kitchen; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-28 ($-335/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (25.6% below list).
• Recommended offer: $104k (25.6% below list) — sets the bar for 1% rule.

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: Whittier Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 351 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; 208 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 $964 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $140k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,823 (25.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $86,268
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 NW Kingsbury	0.35mi	2/1.0	1,146 (+5%)	3mo	$35,000	$31	72
732 NW 16th St	0.23mi	2/1.0	1,200 (+10%)	3mo	$99,000	$83	71
1605 NW Columbia Ave	0.62mi	2/1.0	1,100 (+1%)	1mo	$73,800	$67	69
701 NW 22nd St	0.52mi	2/1.0	1,000 (-8%)	1mo	$49,200	$49	61
1122 NW Oak Ave	0.44mi	2/1.0	1,000 (-8%)	6mo	$79,000	$79	60
1722 NW Liberty Ave	0.19mi	3/3.0 (+1)	1,200 (+10%)	3mo	$135,000	$113	59
1339 NW Ferris	0.43mi	3/2.0 (+1)	1,000 (-8%)	4mo	$75,900	$76	54
1742 NW Ash Ave	0.43mi	3/1.0 (+1)	1,200 (+10%)	6mo	$100,000	$83	54
1419 NW 23rd St	0.64mi	3/1.0 (+1)	1,000 (-8%)	4mo	$19,900	$20	48
1204 NW Taft	0.66mi	2/1.0	950 (-13%)	5mo	$35,000	$37	43
1410 NW Columbia Ave	0.69mi	3/2.0 (+1)	1,200 (+10%)	5mo	$108,000	$90	38
1416 NW Bell Ave	0.75mi	3/2.0 (+1)	1,200 (+10%)	3mo	$119,900	$100	37

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: -20.5%
• Equity multiple: 0.30×
• Total profit: $-27,233
• Equity at exit: $20,800

10-year hold

• IRR: -20.3%
• Equity multiple: 0.05×
• Total profit: $-37,086
• Equity at exit: $12,061

Cash invested: $39,060 (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: 208
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$58 /mo · $701/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-28

Break-even live

Break-even rent $1,074

Max offer price $134,573

Occupancy floor 98%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-19
   status Pending
2. 2026-04-20
   historical Active Under Contract
3. 2026-02-24
   listed $139,500 Active
4. 2014-01-08
   soldstatus $55,724
5. 2004-05-17
   soldstatus $64,000
6. 2002-04-28
   soldstatus $55,000
7. 2001-12-18
   soldstatus $22,000
8. 2001-12-07
   soldstatus $14,000

ⓘ 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: $701 · $58/mo
• Projected year-2 tax: $1,256 · $105/mo
• Expected delta: +$554/yr (+$46/mo · 79.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 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: $12,459
• − Mortgage interest: −$7,814
• − Property taxes: −$701
• − Insurance: −$698
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$4,058
• Taxable loss: −$2,805
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $339/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

+896.4% since first listed

8 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-04-20 Contingent — LBRMLS
• 2026-02-24 Listed $139,500 LBRMLS
• 2014-01-08 Sold (Public Records) $55,724 Public Records
• 2004-05-17 Sold (Public Records) $64,000 Public Records
• 2002-04-28 Sold (Public Records) $55,000 Public Records
• 2001-12-18 Sold (Public Records) $22,000 Public Records
• 2001-12-07 Sold (Public Records) $14,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $701 · +4.6% YoY. Source: county tax records.