344 NW 65th St · Lawton, OK 73505

$138,000

3 bd · 2.0 ba · 1,459 sqft · SingleFamily public records · 272 Days on market

Built 1967 9,317 sqft lot Est $160k · 14% 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 +17.0/30.0
• ARV discount +13.8/15.0
• DSCR +5.3/10.0
• 1% rule +4.1/10.0
• 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

Charming home in Lawton! This property at 344 NW 65th offers a welcoming layout with spacious living, cozy bedrooms, and a functional kitchen. Major update already done with a new air conditioner for comfort and efficiency. Enjoy a private backyard with plenty of room to relax or entertain. Conveniently located near shopping, schools, and Ft. Sill access—perfect for a starter home, downsizing, or investment property!

Key facts

• Functional kitchen
• Welcoming layout
• Private backyard

Tags

• PRIVATE BACKYARD
• NEW AIR CONDITIONER
• WELCOMING LAYOUT
• FUNCTIONAL KITCHEN
• SPACIOUS LIVING
• COZY BEDROOMS

Property features AI

Finance

• Other: Active listing; Occupied: No
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead not claimed
• Home design: Single family residence; Single-story (one level); Existing property
• Construction: Brick and frame construction; Architectural shingle roof; Combination foundation; Built on lot in Country Club West
• Exterior features: Open patio

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central gas heating
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (8.8% below list).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.

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: Edison Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 476 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 $954 of loan paydown is wiped out by about $4k 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 272 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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 $110k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 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 1967 — 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: 0.91% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $160,490
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
340 N 62nd St	0.17mi	3/3.0	1,500 (+3%)	2mo	$70,000	$47	81
6819 NW Willow Creek Dr	0.39mi	3/2.0	1,500 (+3%)	3mo	$200,000	$133	74
717 NW 67th St	0.35mi	3/2.0	1,400 (-4%)	4mo	$123,500	$88	74
5864 NW Dearborn Ave	0.15mi	3/2.0	1,300 (-11%)	3mo	$145,000	$112	72
7118 NW Birch Pl	0.53mi	3/2.0	1,400 (-4%)	1mo	$153,500	$110	68
7216 NW Cherry Cir	0.56mi	3/2.0	1,525 (+4%)	4mo	$175,000	$115	64
14 NW 56th St	0.66mi	3/2.0	1,400 (-4%)	1mo	$160,000	$114	62
6747 NW Compass Dr	0.48mi	3/2.0	1,300 (-11%)	2mo	$112,000	$86	58
7406 NW Woodland Dr	0.58mi	3/2.0	1,300 (-11%)	3mo	$155,000	$119	52
6714 SW Embassy Cir	0.65mi	4/2.0 (+1)	1,600 (+10%)	1mo	$101,914	$64	48
5322 NW Ash Ave	0.70mi	3/2.0	1,300 (-11%)	3mo	$141,000	$108	46
5333 NW Cherry Ave	0.69mi	3/1.5	1,300 (-11%)	3mo	$130,500	$100	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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-13,670
• Equity at exit: $20,576

10-year hold

• IRR: 2.5%
• Equity multiple: 1.20×
• Total profit: $7,557
• Equity at exit: $11,932

Cash invested: $38,640 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$724
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $93

Break-even live

Break-even rent $1,141

Max offer price $138,000

Occupancy floor 88%

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $138,000 Active 272 DOM
2. 2026-06-18
   days on market $138,000 Active 271 DOM
3. 2026-06-17
   days on market $138,000 Active 270 DOM
4. 2026-06-16
   days on market $138,000 Active 269 DOM
5. 2026-06-15
   days on market $138,000 Active 268 DOM
6. 2026-06-14
   days on market $138,000 Active 266 DOM
7. 2026-06-13
   days on market $138,000 Active 265 DOM
8. 2026-06-10
   days on market $138,000 Active 263 DOM
9. 2026-06-09
   days on market $138,000 Active 262 DOM
10. 2026-06-08
    days on market $138,000 Active 261 DOM
11. 2026-06-07
    days on market $138,000 Active 260 DOM
12. 2026-06-05
    days on market $138,000 Active 257 DOM
13. 2026-06-03
    days on market $138,000 Active 256 DOM
14. 2026-06-02
    days on market $138,000 Active 255 DOM
15. 2026-06-01
    days on market $138,000 Active 254 DOM
16. 2026-05-31
    days on market $138,000 Active 253 DOM
17. 2026-05-30
    days on market $138,000 Active 252 DOM
18. 2025-09-20
    listed $138,000 Active
19. 2025-07-29
    historical
20. 2025-03-14
    listed $138,000 Active
21. 2025-01-24
    historical
22. 2024-09-20
    price $121,000
23. 2024-09-02
    listed $125,000 Active
24. 2024-07-24
    historical
25. 2024-05-22
    price $130,000
26. 2024-01-23
    listed $135,000 Active
27. 2022-04-15
    soldstatus $109,900
28. 2022-03-04
    listed $109,900
29. 2009-02-25
    soldstatus $44,000
30. 2008-12-29
    soldstatus $43,005
31. 2008-11-24
    listed $40,000

ⓘ 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: $1,443 · $120/mo
• Projected year-2 tax: $1,443 · $120/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 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: $15,108
• − Mortgage interest: −$7,730
• − Property taxes: −$1,443
• − Insurance: −$690
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$4,015
• Taxable loss: −$1,187
• Est. tax savings @ 24.0%: +$285
• After-tax cash flow: $1,403/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

+245.0% since first listed

14 events — show timeline

• 2025-09-20 Listed $138,000 MLSOK
• 2025-07-29 Listing Removed — MLSOK
• 2025-03-14 Listed $138,000 MLSOK
• 2025-01-24 Listing Removed — MLSOK
• 2024-09-20 Price Changed $121,000 MLSOK
• 2024-09-02 Listed $125,000 MLSOK
• 2024-07-24 Listing Removed — MLSOK
• 2024-05-22 Price Changed $130,000 MLSOK
• 2024-01-23 Listed $135,000 MLSOK
• 2022-04-15 Sold (MLS) $109,900 LBRMLS
• 2022-03-04 Listed $109,900 LBRMLS
• 2009-02-25 Sold (Public Records) $44,000 Public Records
• 2008-12-29 Sold (MLS) $43,005 LBRMLS
• 2008-11-24 Listed $40,000 LBRMLS

Property tax history

+4.0%/yr

Latest (2025): $1,443 · +4.6% YoY. Source: county tax records.