1402 NW Williams Ave · Lawton, OK 73507

$35,000

2 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 79 Days on market

Built 1955 7,216 sqft lot

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

Listing remarks

* * Investment Special * * duplex with 3 bedrooms on one side and 1 bedroom on the other side.

Key facts

• 7,216 sq ft lot
• Built 1955
• Listed 78 days

Property features AI

Exterior

• Utilities: Natural gas available; Public sewer
• Home design: One-level duplex (residential income)
• Exterior features: Composition roof

Interior

• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan(s)
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup in unit; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.3% 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: Pat Henry Es (math 12% / reading 17%, grade F, #604 of 845 statewide, top 76%, 508 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 $242 of loan paydown is wiped out by about $1k 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 + 0.2% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $8k; list at $35k implies a 367% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $32,900 (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 1955 — 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: 3.08% ✓
• Cap rate: 27.35%
• Cash-on-cash: 75.20%
• DSCR: 4.35
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $152,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1231 NW Logan Ave	0.25mi	3/1.5 (+1)	1,400 (-4%)	9mo	$55,000	$39	67
1616 NW Taylor Ave	0.42mi	3/2.0 (+1)	1,400 (-4%)	5mo	$145,000	$104	60
1602 NW Taft Ave	0.24mi	3/1.0 (+1)	1,300 (-11%)	7mo	$40,000	$31	59
2109 NW Denver	0.74mi	3/1.0 (+1)	1,450 (-1%)	8mo	$67,000	$46	52
1710 NW Kinyon Ave	0.75mi	3/2.0 (+1)	1,400 (-4%)	0mo	$130,000	$93	49
830 NW Hilltop Dr	0.62mi	3/2.0 (+1)	1,600 (+9%)	3mo	$209,000	$131	44
826 NW Hilltop Dr	0.64mi	3/2.0 (+1)	1,600 (+9%)	4mo	$225,000	$141	42
1714 NW Taylor Ave	0.48mi	3/2.0 (+1)	1,300 (-11%)	10mo	$127,500	$98	42
1303 NW Laird Ave	0.61mi	3/2.0 (+1)	1,600 (+9%)	7mo	$172,000	$108	41
832 NW Hilltop Dr	0.60mi	3/2.0 (+1)	1,600 (+9%)	8mo	$220,000	$138	41
1913 NW Taft	0.57mi	3/1.0 (+1)	1,300 (-11%)	11mo	$89,610	$69	40
824 NW Hilltop Dr	0.66mi	3/2.0 (+1)	1,634 (+12%)	9mo	$230,000	$141	33

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: 72.0%
• Equity multiple: 4.12×
• Total profit: $30,557
• Equity at exit: $5,219

10-year hold

• IRR: 75.1%
• Equity multiple: 7.71×
• Total profit: $65,768
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $614

Break-even live

Break-even rent $299

Max offer price $35,000

Occupancy floor 38%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $35,000 Active 79 DOM
2. 2026-06-18
   days on market $35,000 Active 78 DOM
3. 2026-06-17
   days on market $35,000 Active 77 DOM
4. 2026-06-16
   days on market $35,000 Active 76 DOM
5. 2026-06-15
   days on market $35,000 Active 75 DOM
6. 2026-06-14
   days on market $35,000 Active 73 DOM
7. 2026-06-13
   days on market $35,000 Active 72 DOM
8. 2026-06-10
   days on market $35,000 Active 70 DOM
9. 2026-06-09
   days on market $35,000 Active 69 DOM
10. 2026-06-08
    days on market $35,000 Active 68 DOM
11. 2026-06-07
    days on market $35,000 Active 67 DOM
12. 2026-06-05
    days on market $35,000 Active 64 DOM
13. 2026-06-03
    days on market $35,000 Active 63 DOM
14. 2026-06-02
    days on market $35,000 Active 62 DOM
15. 2026-06-01
    days on market $35,000 Active 61 DOM
16. 2026-05-31
    days on market $35,000 Active 60 DOM
17. 2026-05-30
    days on market $35,000 Active 59 DOM
18. 2026-04-01
    listed $35,000 Active
19. 2026-03-13
    price $40,000
20. 2026-01-21
    status Active
21. 2026-01-13
    historical Active Under Contract
22. 2025-10-27
    price $55,000
23. 2025-09-30
    listed $60,000 Active
24. 2024-06-17
    price $40,000
25. 2024-03-11
    listed $48,000 Active
26. 2023-12-29
    listed $60,000 Active
27. 2003-08-05
    soldstatus $7,500

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $457 · $38/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $12,917
• − Mortgage interest: −$1,961
• − Property taxes: −$457
• − Insurance: −$175
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$1,018
• Taxable income: $7,239
• Est. tax owed @ 24.0%: −$1,737
• After-tax cash flow: $5,632/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

+366.7% since first listed

10 events — show timeline

• 2026-04-01 Listed $35,000 LBRMLS
• 2026-03-13 Price Changed $40,000 LBRMLS
• 2026-01-21 Relisted — LBRMLS
• 2026-01-13 Contingent — LBRMLS
• 2025-10-27 Price Changed $55,000 LBRMLS
• 2025-09-30 Listed $60,000 LBRMLS
• 2024-06-17 Price Changed $40,000 LBRMLS
• 2024-03-11 Listed $48,000 LBRMLS
• 2023-12-29 Listed $60,000 LBRMLS
• 2003-08-05 Sold (Public Records) $7,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $457 · +4.6% YoY. Source: county tax records.