2806 NE Euclid · Lawton, OK 73507

$105,000

3 bd · 2.0 ba · 1,158 sqft · SingleFamily public records · 185 Days on market

Built 1983 7,830 sqft lot Est $118k · 11% 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 +25.3/30.0
• ARV discount +12.5/15.0
• DSCR +8.3/10.0
• 1% rule +6.3/10.0
• 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 opportunity alert! Highest and best offers due by 11/24/25 at 5pm. This property is being sold as is. Call or text 620-290-3770 to see this property with plenty of potential or contact your realtor.

Key facts

• 7,830 sq ft lot
• 2 garage spots
• Built 1983

Property features AI

Finance

• Other: Property type: Residential

Exterior

• Parking: Detached garage with 2 covered spaces (2 total parking spaces); Garage door opener
• Utilities: Public water; Public sewer; Natural gas available; Electric service
• Home design: Single family residence; One story; Brick veneer construction
• Construction: Composition roof; Slab foundation; Built with brick veneer
• Exterior features: Storm door(s); Public maintained road; City street frontage; R-1 single family zoning

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Other
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling
• Interior features: Walk-in closet(s)
• Laundry & utility: Gas water heater

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 $238 ($3k/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 9.0% 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: Carriage Hills Es (math 27% / reading 17%, grade F, #413 of 845 statewide, top 54%, 311 students, 0% FRL); Macarthur Ms (math 16% / reading 31%, grade F, #113 of 345 statewide, top 34%, 865 students, 0% FRL); Macarthur Hs (math 19% / reading 34%, grade F, #139 of 447 statewide, top 31%, 1,163 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 $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.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.13% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $118,116
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2711 NE Euclid	0.09mi	3/2.0	1,200 (+4%)	6mo	$122,000	$102	85
2626 NE Euclid Ave	0.10mi	2/2.0 (-1)	1,100 (-5%)	2mo	$105,000	$95	81
409 NE 27th St	0.19mi	3/1.5	1,100 (-5%)	3mo	$107,000	$97	78
2628 NE Euclid Ave	0.09mi	2/2.0 (-1)	1,100 (-5%)	10mo	$99,500	$90	74
2609 NE Euclid	0.18mi	3/2.0	1,290 (+11%)	2mo	$145,000	$112	71
2620 NE Euclid Ave	0.13mi	3/2.0	1,311 (+13%)	6mo	$171,000	$130	66
2508 NE Dearborn Ave	0.23mi	2/2.0 (-1)	1,000 (-14%)	4mo	$73,000	$73	58
2905 NE Lakeview Cir	0.27mi	3/2.0	1,300 (+12%)	17mo	$164,900	$127	53
119 SE Surrey Ln	0.64mi	3/2.0	1,100 (-5%)	19mo	$130,000	$118	46
115 SE Coachman	0.68mi	3/2.0	1,000 (-14%)	3mo	$131,500	$132	43
210 SE Coachman Dr	0.75mi	3/1.5	1,100 (-5%)	19mo	$90,000	$82	39

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-5,041
• Equity at exit: $15,656

10-year hold

• IRR: 1.5%
• Equity multiple: 1.09×
• Total profit: $2,746
• 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 73507

• Home prices YoY: -23.2%
• Rents YoY: 0.2%
• Active inventory: 208
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$104 /mo · $1,245/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $238

Break-even live

Break-even rent $884

Max offer price $105,000

Occupancy floor 75%

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 7 events

1. 2026-05-19
   status Pending
2. 2026-03-31
   soldstatus $95,000
3. 2026-01-23
   historical Active Under Contract
4. 2025-11-13
   listed $105,000 Active
5. 2005-09-08
   soldstatus $85,000
6. 2004-02-17
   soldstatus $70,000
7. 1998-04-03
   soldstatus $65,000

ⓘ 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: $1,245 · $104/mo
• Projected year-2 tax: $1,245 · $104/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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $14,221
• − Mortgage interest: −$5,882
• − Property taxes: −$1,245
• − Insurance: −$525
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$3,055
• Taxable income: $1,240
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $2,560/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

+46.2% since first listed

7 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-03-31 Sold (Public Records) $95,000 Public Records
• 2026-01-23 Contingent — LBRMLS
• 2025-11-13 Listed $105,000 LBRMLS
• 2005-09-08 Sold (Public Records) $85,000 Public Records
• 2004-02-17 Sold (Public Records) $70,000 Public Records
• 1998-04-03 Sold (Public Records) $65,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,245 · +4.6% YoY. Source: county tax records.