2417 NW 42nd St · Lawton, OK 73505

$115,000

3 bd · 1.0 ba · 1,375 sqft · SingleFamily public records · 75 Days on market

Built 1962 6,800 sqft lot Est $126k · 9% under

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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 +25.9/30.0
• ARV discount +11.6/15.0
• DSCR +8.7/10.0
• 1% rule +6.0/10.0
• 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

Total redo just completed! This absolutely gorgeous 4 bedroom, or 3 bedroom, 2 living area, 1 bath home in popular Rolling Meadows Addition now features beautiful faux granite countertops and a bar height genuine granite top island bar in the kitchen plus stainless steel appliances with a refrigerator that stays to round out the modern Farmhouse design to perfection. A definite highlight for the Foodie in the family is the natural gas stove and stainless vent hood making this a Chef’s dream come true and the huge utility room that has lots of storage space for a freezer or additional fridge. The garage was professionally converted into a huge flex room that could be a 4th bedroom, pla

Key facts

• Natural gas stove
• Stainless vent hood
• Converted garage

Tags

• FAUX GRANITE COUNTERTOPS
• GRANITE TOP ISLAND BAR
• STAINLESS STEEL APPLIANCES
• NATURAL GAS STOVE
• STAINLESS VENT HOOD
• CONVERTED GARAGE

Property features AI

Exterior

• Parking: No garage (converted garage)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available; Electric service
• Home design: Single-family residence; One level; Updated/remodeled; Brick veneer construction
• Construction: Composition roof; Brick veneer exterior; Crawl space foundation; Built with one story
• Exterior features: Covered porch; Porch; Chain link fence; Shed

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Refrigerator; Range hood; Gas water heater
• Flooring: Ceramic tile; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling
• Interior features: Breakfast bar; Kitchen island; Walk-in closets; Granite counters; Storm windows; Window coverings; Smoke detectors
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Ridgecrest Es (math 27% / reading 17%, grade F, #413 of 845 statewide, top 54%, 453 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $49k; list at $115k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 1962 — 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 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?
6. 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?
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: 1.10% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $126,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4313 NW Pollard Ave	0.19mi	4/1.0 (+1)	1,400 (+2%)	1mo	$76,000	$54	83
2305 NW 43rd St	0.14mi	3/1.5	1,200 (-13%)	5mo	$65,000	$54	66
4508 NW Denver Ave	0.44mi	4/2.0 (+1)	1,400 (+2%)	3mo	$155,000	$111	65
1709 NW 50th St	0.70mi	3/1.5	1,400 (+2%)	5mo	$174,900	$125	58
1703 NW 43rd St	0.36mi	3/2.0	1,200 (-13%)	2mo	$171,450	$143	57
1712 NW 49th St	0.68mi	3/1.0	1,300 (-6%)	4mo	$46,001	$35	56
1707 NW 49th St	0.71mi	3/2.0	1,300 (-6%)	1mo	$165,000	$127	53
2809 NW 35th Pl	0.55mi	3/2.0	1,500 (+9%)	4mo	$75,000	$50	52
2414 NW 30th St	0.50mi	3/2.0	1,200 (-13%)	2mo	$45,000	$38	49
3512 NW Rogers Ln	0.49mi	2/1.0 (-1)	1,200 (-13%)	2mo	$94,700	$79	49
4635 NW Lincoln Ave	0.58mi	3/1.5	1,200 (-13%)	4mo	$110,000	$92	47
4811 NW Lindy Ave	0.54mi	3/2.0	1,200 (-13%)	4mo	$141,492	$118	46

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,106
• Equity at exit: $17,147

10-year hold

• IRR: 13.1%
• Equity multiple: 2.14×
• Total profit: $36,793
• Equity at exit: $9,943

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 73505

• Rents YoY: 5.1%
• Active inventory: 398
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $282

Break-even live

Break-even rent $906

Max offer price $115,000

Occupancy floor 73%

Sensitivity live

Price	-10% $348	-5% $315	+0% $282	+5% $250	+10% $217
Rent	-10% $183	-5% $233	+0% $282	+5% $332	+10% $382
Rate	-1.0pp $340	-0.5pp $312	base $282	+0.5pp $253	+1.0pp $222

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 23 events

1. 2026-06-10
   status $115,000 Pending 75 DOM
2. 2026-06-09
   days on market $115,000 Active 75 DOM
3. 2026-06-08
   days on market $115,000 Active 74 DOM
4. 2026-06-07
   days on market $115,000 Active 73 DOM
5. 2026-06-05
   days on market $115,000 Active 70 DOM
6. 2026-06-03
   days on market $115,000 Active 69 DOM
7. 2026-06-02
   pricedays on market $115,000 Active 68 DOM
8. 2026-06-01
   days on market $125,000 Active 67 DOM
9. 2026-05-31
   days on market $125,000 Active 66 DOM
10. 2026-05-30
    days on market $125,000 Active 65 DOM
11. 2026-04-16
    price $125,000
12. 2026-03-26
    listed $135,000 Active
13. 2025-03-06
    historical $1,100
14. 2025-02-25
    listed $1,100
15. 2024-12-16
    price $112,500
16. 2024-11-04
    price $117,500
17. 2024-08-30
    listed $119,500 Active
18. 2024-06-21
    price $125,000
19. 2024-06-20
    price $130,000
20. 2024-05-01
    price $135,000
21. 2024-04-08
    listed $140,000 Active
22. 2023-08-17
    soldstatus $49,000
23. 1996-11-13
    soldstatus $60,000

ⓘ 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: $776 · $65/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$259/yr (+$22/mo · 33.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $15,162
• − Mortgage interest: −$6,442
• − Property taxes: −$776
• − Insurance: −$575
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$3,345
• Taxable income: $1,598
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $3,006/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

+108.3% since first listed

13 events — show timeline

• 2026-04-16 Price Changed $125,000 LBRMLS
• 2026-03-26 Listed $135,000 LBRMLS
• 2025-03-06 Rental Removed $1,100 Avail
• 2025-02-25 Listed for Rent $1,100 Avail
• 2024-12-16 Price Changed $112,500 LBRMLS
• 2024-11-04 Price Changed $117,500 LBRMLS
• 2024-08-30 Listed $119,500 LBRMLS
• 2024-06-21 Price Changed $125,000 LBRMLS
• 2024-06-20 Price Changed $130,000 LBRMLS
• 2024-05-01 Price Changed $135,000 LBRMLS
• 2024-04-08 Listed $140,000 LBRMLS
• 2023-08-17 Sold (Public Records) $49,000 Public Records
• 1996-11-13 Sold (Public Records) $60,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $776 · +2.5% YoY. Source: county tax records.