1909 SW B Ave · Lawton, OK 73501

$99,900

2 bd · 1.0 ba · 1,185 sqft · SingleFamily public records · 132 Days on market

Built 1935 7,000 sqft lot Est $98k · at est. ↓ 21% since listing

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• ARV discount +6.8/15.0
• Appreciation +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Wonderful home and ready to move into. An recently redone 3 bedroom, 2 baths. New paint, new carpet, new LVP flooring. New roof. Kitchen all redone with quartz countertops, new gas range/oven, new refrigerator, new sink, fixtures, subway tile backsplash, and new vented vent hood. Both baths redone with new tile surround around tubs, new vanities and fixtures. All new light fixtures, ceiling fans, blinds and more. Large fenced yard out back. Close to shopping, Post, and downtown.

Key facts

• 7,000 sq ft lot
• Built 1935
• Listed 131 days

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One story; Updated/remodeled; Residential property; R-1 single family zoning
• Construction: Vinyl siding
• Exterior features: Covered porch; Porch; Chain link and wood fencing; Composition roof

Interior

• Kitchen: Cooktop; Refrigerator; Gas water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling
• Interior features: Storm windows; Window coverings; Smoke detectors
• Laundry & utility: Washer hookup; Crawl space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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, 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: Lincoln Es (math 8% / reading 8%, grade F, #741 of 845 statewide, top 89%, 401 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 rising (+1.7%/yr); 120 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 (-0.7%/yr); year-one equity from $691 of loan paydown is wiped out by about $708 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 (-0.7% appreciation + 1.7% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1935 — 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1935 — 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: 1.20% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.99%
• DSCR: 1.67
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $98,355
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1603 NW Columbia Ave	0.52mi	2/1.0	1,200 (+1%)	8mo	$35,000	$29	67
1816 NW Lake Ave	0.29mi	3/2.0 (+1)	1,200 (+1%)	11mo	$105,000	$88	67
1605 NW Columbia Ave	0.51mi	2/1.0	1,100 (-7%)	1mo	$73,800	$67	64
1416 NW Bell Ave	0.51mi	3/2.0 (+1)	1,200 (+1%)	3mo	$119,900	$100	63
1410 NW Columbia Ave	0.58mi	3/2.0 (+1)	1,200 (+1%)	5mo	$108,000	$90	58
1703 NW Lake Ave	0.37mi	3/2.0 (+1)	1,100 (-7%)	6mo	$135,000	$123	57
1742 NW Ash Ave	0.71mi	3/1.0 (+1)	1,200 (+1%)	6mo	$100,000	$83	55
1703 NW Euclid Ave	0.63mi	3/2.0 (+1)	1,300 (+10%)	2mo	$42,000	$32	44
1702 NW Euclid Ave	0.60mi	3/1.5 (+1)	1,300 (+10%)	7mo	$42,000	$32	43
2518 Cornell Ave	0.67mi	3/1.0 (+1)	1,100 (-7%)	11mo	$85,900	$78	42
2704 NW Arlington	0.75mi	3/1.0 (+1)	1,100 (-7%)	9mo	$129,900	$118	41
1410 NW Euclid Ave	0.69mi	3/1.0 (+1)	1,048 (-12%)	8mo	$67,000	$64	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.71% appreciation · 1.7% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.52×
• Total profit: $14,460
• Equity at exit: $25,516

10-year hold

• IRR: 16.2%
• Equity multiple: 2.59×
• Total profit: $44,405
• Equity at exit: $28,008

Cash invested: $27,972 (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 73501

• Home prices YoY: -0.4%
• Rents YoY: 1.7%
• Active inventory: 120
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$34 /mo · $413/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $349

Break-even live

Break-even rent $759

Max offer price $99,900

Occupancy floor 66%

Sensitivity live

Price	-10% $406	-5% $378	+0% $349	+5% $321	+10% $293
Rent	-10% $254	-5% $302	+0% $349	+5% $397	+10% $444
Rate	-1.0pp $400	-0.5pp $375	base $349	+0.5pp $324	+1.0pp $297

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $99,900 Active 132 DOM
2. 2026-06-19
   days on market $99,900 Active 130 DOM
3. 2026-06-18
   days on market $99,900 Active 129 DOM
4. 2026-06-17
   days on market $99,900 Active 128 DOM
5. 2026-06-16
   days on market $99,900 Active 127 DOM
6. 2026-06-15
   days on market $99,900 Active 126 DOM
7. 2026-06-14
   days on market $99,900 Active 124 DOM
8. 2026-06-13
   days on market $99,900 Active 123 DOM
9. 2026-06-10
   days on market $99,900 Active 121 DOM
10. 2026-06-09
    days on market $99,900 Active 120 DOM
11. 2026-06-08
    days on market $99,900 Active 119 DOM
12. 2026-06-07
    days on market $99,900 Active 118 DOM
13. 2026-06-05
    days on market $99,900 Active 115 DOM
14. 2026-06-03
    days on market $99,900 Active 114 DOM
15. 2026-06-02
    days on market $99,900 Active 113 DOM
16. 2026-06-01
    days on market $99,900 Active 112 DOM
17. 2026-05-31
    days on market $99,900 Active 111 DOM
18. 2026-05-30
    days on market $99,900 Active 110 DOM
19. 2026-04-13
    price $99,900
20. 2026-02-09
    listed $104,900 Active
21. 2025-04-02
    price $109,000
22. 2025-03-06
    price $115,000
23. 2025-02-11
    listed $127,000 Active

ⓘ 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: $413 · $34/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: +$486/yr (+$41/mo · 117.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°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: $14,420
• − Mortgage interest: −$5,596
• − Property taxes: −$413
• − Insurance: −$500
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$2,906
• Taxable income: $2,698
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $3,545/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): 20,397
• Household income: $49,741
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 742.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 45% Black 20% Two or more races 18% Hispanic / Latino 14% Native American 7% Asian 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 8% Tagalog/Filipino 1% German/W. Germanic 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: ▼ -0.71%
• Current HPI: 172.4877
• Rent YoY: ▲ 1.70%
• 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

-21.3% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $99,900 LBRMLS
• 2026-02-09 Listed $104,900 LBRMLS
• 2025-04-02 Price Changed $109,000 LBRMLS
• 2025-03-06 Price Changed $115,000 LBRMLS
• 2025-02-11 Listed $127,000 LBRMLS

Property tax history

+14.3%/yr

Latest (2025): $413 · +5.9% YoY. Source: county tax records.