1623 NW 26th St · Lawton, OK 73505

$105,000

3 bd · 2.0 ba · 1,713 sqft · SingleFamily public records · 268 Days on market

Built 1955 Est $176k · 40% 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.9/10.0
• 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

LOOK!! This three-bed, 1.5-bath home is priced to sell. Being sold as is, take the opportunity to save money and buy this fixer-upper. This home is not just move-in ready, it's ready for a new owner to settle in and start making memories. Whether this is your first or fiftieth home, this investment will pay off for years to come.

Key facts

• Fenced yard
• Converted garage
• 2 living areas

Tags

• CONVERTED GARAGE
• FENCED YARD
• 2 LIVING AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 6.0% 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, schools D-, crime 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.
• Market conditions: Rents rising fast (+5.1%/yr); 403 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 $726 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.19% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.11%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $176,439
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1613 NW 26th St	0.07mi	3/1.5	1,700 (-1%)	8mo	$150,000	$88	87
3301 NW Baltimore Ave	0.28mi	3/2.0	1,700 (-1%)	0mo	$199,900	$118	86
3319 NW Atlanta Ave	0.39mi	3/2.0	1,680 (-2%)	1mo	$180,000	$107	78
833 NW 33rd St	0.49mi	3/2.0	1,600 (-7%)	4mo	$99,500	$62	63
652 NW Waterford Dr	0.60mi	3/2.0	1,800 (+5%)	1mo	$245,000	$136	63
1612 NW 26th	0.09mi	4/2.5 (+1)	1,500 (-12%)	9mo	$159,000	$106	61
3405 NW Kinyon	0.58mi	4/2.0 (+1)	1,800 (+5%)	2mo	$205,000	$114	58
715 NW 36th St	0.74mi	3/2.0	1,800 (+5%)	1mo	$81,000	$45	56
1620 NW 38th St	0.62mi	4/2.0 (+1)	1,600 (-7%)	3mo	$100,000	$63	52
2429 NW 28th St	0.70mi	4/2.0 (+1)	1,600 (-7%)	3mo	$165,000	$103	49
3909 NW Denver Ave	0.73mi	4/1.5 (+1)	1,600 (-7%)	1mo	$165,000	$103	47
3411 NW Ferris Ave	0.73mi	2/2.0 (-1)	1,900 (+11%)	5mo	$179,900	$95	38

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: 4.0%
• Equity multiple: 1.16×
• Total profit: $4,639
• Equity at exit: $15,656

10-year hold

• IRR: 15.4%
• Equity multiple: 2.37×
• Total profit: $40,183
• Equity at exit: $9,078

Cash invested: $29,400 (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: 403
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $297

Break-even live

Break-even rent $877

Max offer price $105,000

Occupancy floor 71%

Sensitivity live

Price	-10% $356	-5% $326	+0% $297	+5% $267	+10% $237
Rent	-10% $198	-5% $247	+0% $297	+5% $346	+10% $396
Rate	-1.0pp $350	-0.5pp $323	base $297	+0.5pp $270	+1.0pp $242

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $105,000 Active 268 DOM
2. 2026-06-19
   days on market $105,000 Active 266 DOM
3. 2026-06-18
   days on market $105,000 Active 265 DOM
4. 2026-06-17
   days on market $105,000 Active 264 DOM
5. 2026-06-16
   days on market $105,000 Active 263 DOM
6. 2026-06-15
   days on market $105,000 Active 262 DOM
7. 2026-06-14
   days on market $105,000 Active 260 DOM
8. 2026-06-13
   days on market $105,000 Active 259 DOM
9. 2026-06-10
   days on market $105,000 Active 257 DOM
10. 2026-06-09
    days on market $105,000 Active 256 DOM
11. 2026-06-08
    days on market $105,000 Active 255 DOM
12. 2026-06-07
    days on market $105,000 Active 254 DOM
13. 2026-06-05
    days on market $105,000 Active 251 DOM
14. 2026-06-03
    days on market $105,000 Active 250 DOM
15. 2026-06-02
    days on market $105,000 Active 249 DOM
16. 2026-06-01
    days on market $105,000 Active 248 DOM
17. 2026-05-31
    days on market $105,000 Active 247 DOM
18. 2026-05-30
    days on market $105,000 Active 246 DOM
19. 2025-09-22
    listed $105,000 Active
20. 2024-11-15
    soldstatus $93,000
21. 2024-11-08
    soldstatus $93,000 Closed 331-char remark

    Show marketing remark (331 chars)

    LOOK!! This three-bed, 1.5-bath home is priced to sell. Being sold as is, take the opportunity to save money and buy this fixer-upper. This home is not just move-in ready, it's ready for a new owner to settle in and start making memories. Whether this is your first or fiftieth home, this investment will pay off for years to come.

22. 2024-08-15
    historical Active Under Contract 331-char remark

    Show marketing remark (331 chars)

    LOOK!! This three-bed, 1.5-bath home is priced to sell. Being sold as is, take the opportunity to save money and buy this fixer-upper. This home is not just move-in ready, it's ready for a new owner to settle in and start making memories. Whether this is your first or fiftieth home, this investment will pay off for years to come.

23. 2024-08-14
    price $93,000 331-char remark

    Show marketing remark (331 chars)

    LOOK!! This three-bed, 1.5-bath home is priced to sell. Being sold as is, take the opportunity to save money and buy this fixer-upper. This home is not just move-in ready, it's ready for a new owner to settle in and start making memories. Whether this is your first or fiftieth home, this investment will pay off for years to come.

24. 2024-08-07
    price $90,000 331-char remark

    Show marketing remark (331 chars)

    LOOK!! This three-bed, 1.5-bath home is priced to sell. Being sold as is, take the opportunity to save money and buy this fixer-upper. This home is not just move-in ready, it's ready for a new owner to settle in and start making memories. Whether this is your first or fiftieth home, this investment will pay off for years to come.

25. 2024-06-27
    listed $95,000 Active 331-char remark

    Show marketing remark (331 chars)

    LOOK!! This three-bed, 1.5-bath home is priced to sell. Being sold as is, take the opportunity to save money and buy this fixer-upper. This home is not just move-in ready, it's ready for a new owner to settle in and start making memories. Whether this is your first or fiftieth home, this investment will pay off for years to come.

ⓘ 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: $1,184 · $99/mo
• Projected year-2 tax: $1,184 · $99/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 7/10 Severe 7 d/yr ≥108°F today · 19 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: $15,035
• − Mortgage interest: −$5,882
• − Property taxes: −$1,184
• − Insurance: −$525
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,055
• Taxable income: $1,984
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $3,085/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

+10.5% since first listed

7 events — show timeline

• 2025-09-22 Listed $105,000 Fizber.com
• 2024-11-15 Sold (Public Records) $93,000 Public Records
• 2024-11-08 Sold (MLS) $93,000 LBRMLS
• 2024-08-15 Contingent — LBRMLS
• 2024-08-14 Price Changed $93,000 LBRMLS
• 2024-08-07 Price Changed $90,000 LBRMLS
• 2024-06-27 Listed $95,000 LBRMLS

Property tax history

+2.2%/yr

Latest (2025): $1,184 · +4.7% YoY. Source: county tax records.