1610 NW Irwin · Lawton, OK 73501

$110,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 192 Days on market

Built 1950 6,585 sqft lot Est $80k · 37% over

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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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +5.7/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

VA Acquired property being sold in" As IS" condition and price has been discounted accordingly. Featuring 3 bedrooms, 2 baths large, fenced backyard. This property may qualify for seller financing (Vendee). Scan the QR code on the window to determine if it is eligible for Seller financing (Vendee). Home was built prior to 1978 and the possibility of lead base paint potentially exists. Call the listing agent, Larry Liter at Parks-Jones Realty, 580-695-2033 for private showing and additional information.

Key facts

• Spacious yard
• Near schools
• Near shopping

Tags

• REMODELED KITCHEN
• UPDATED FLOORING
• SPACIOUS YARD
• CONVENIENT PARKING
• NEAR SCHOOLS
• NEAR SHOPPING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One story; Updated/remodeled
• Construction: Vinyl siding; Composition roof; Crawl space foundation; Built as residential single family home
• Exterior features: Covered porch; Chain link fencing

Interior

• Kitchen: Cooktop; Oven; Range hood; Dishwasher; Electric water heater
• Bedrooms: Bedrooms included (see room details)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central electric cooling
• Interior features: Walk-in closets; Double pane windows
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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); 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); 117 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 $761 of loan paydown is wiped out by about $780 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($97k) 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.
• Current owner paid $30k; list at $110k implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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 1950 — 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: 1.07% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.36%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $80,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 NW Kingsbury	0.26mi	2/1.0	1,146 (+10%)	3mo	$35,000	$31	68
1506 NW 13th St	0.43mi	3/1.0 (+1)	1,036 (-0%)	8mo	$30,000	$29	68
1202 NW Oak Ave	0.51mi	2/1.0	1,056 (+2%)	7mo	$117,700	$111	67
1317 NW Bessie Ave	0.43mi	3/1.0 (+1)	1,100 (+6%)	1mo	$30,000	$27	65
1206 NW Oak Ave	0.50mi	2/1.0	1,000 (-4%)	7mo	$77,000	$77	64
1204 NW Taft	0.43mi	2/1.0	950 (-9%)	5mo	$35,000	$37	61
1704 NW Oak Ave	0.45mi	3/2.0 (+1)	1,092 (+5%)	1mo	$141,500	$130	61
2523 NW 17th St	0.45mi	3/1.5 (+1)	1,100 (+6%)	3mo	$103,000	$94	60
1122 NW Oak Ave	0.63mi	2/1.0	1,000 (-4%)	6mo	$79,000	$79	59
1419 NW 23rd St	0.66mi	3/1.0 (+1)	1,000 (-4%)	4mo	$19,900	$20	55
2112 NW Bessie Ave	0.61mi	3/1.0 (+1)	940 (-10%)	0mo	$62,500	$66	50
2115 NW Pollard Ave	0.69mi	2/1.0	900 (-14%)	2mo	$95,400	$106	44

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: 6.2%
• Equity multiple: 1.28×
• Total profit: $8,552
• Equity at exit: $28,096

10-year hold

• IRR: 11.2%
• Equity multiple: 2.09×
• Total profit: $33,507
• Equity at exit: $30,839

Cash invested: $30,800 (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 73501

• Home prices YoY: -0.4%
• Rents YoY: 1.7%
• Active inventory: 117
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $266

Break-even live

Break-even rent $836

Max offer price $110,000

Occupancy floor 72%

Sensitivity live

Price	-10% $328	-5% $297	+0% $266	+5% $235	+10% $204
Rent	-10% $173	-5% $220	+0% $266	+5% $312	+10% $359
Rate	-1.0pp $321	-0.5pp $294	base $266	+0.5pp $237	+1.0pp $208

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $110,000 Active 192 DOM
2. 2026-06-18
   days on market $110,000 Active 191 DOM
3. 2026-06-17
   days on market $110,000 Active 190 DOM
4. 2026-06-16
   days on market $110,000 Active 189 DOM
5. 2026-06-15
   days on market $110,000 Active 188 DOM
6. 2026-06-14
   days on market $110,000 Active 186 DOM
7. 2026-06-13
   days on market $110,000 Active 185 DOM
8. 2026-06-10
   days on market $110,000 Active 183 DOM
9. 2026-06-09
   days on market $110,000 Active 182 DOM
10. 2026-06-09
    price $110,000 Active 181 DOM
11. 2026-06-08
    days on market $112,500 Active 181 DOM
12. 2026-06-07
    days on market $112,500 Active 180 DOM
13. 2026-06-05
    days on market $112,500 Active 177 DOM
14. 2026-06-03
    days on market $112,500 Active 176 DOM
15. 2026-06-02
    days on market $112,500 Active 175 DOM
16. 2026-06-01
    days on market $112,500 Active 174 DOM
17. 2026-05-31
    days on market $112,500 Active 173 DOM
18. 2026-05-30
    days on market $112,500 Active 172 DOM
19. 2026-02-24
    price $112,500
20. 2025-12-09
    listed $115,000 Active
21. 2024-06-27
    soldstatus $30,102 Closed 517-char remark

    Show marketing remark (517 chars)

    VA Acquired property being sold in" As IS" condition and price has been discounted accordingly. Featuring 3 bedrooms, 2 baths large, fenced backyard. This property may qualify for seller financing (Vendee). Scan the QR code on the window to determine if it is eligible for Seller financing (Vendee). Home was built prior to 1978 and the possibility of lead base paint potentially exists. Call the listing agent, Larry Liter at Parks-Jones Realty, 580-695-2033 for private showing and additional information.

22. 2024-05-01
    historical Active Under Contract 517-char remark

    Show marketing remark (517 chars)

    VA Acquired property being sold in" As IS" condition and price has been discounted accordingly. Featuring 3 bedrooms, 2 baths large, fenced backyard. This property may qualify for seller financing (Vendee). Scan the QR code on the window to determine if it is eligible for Seller financing (Vendee). Home was built prior to 1978 and the possibility of lead base paint potentially exists. Call the listing agent, Larry Liter at Parks-Jones Realty, 580-695-2033 for private showing and additional information.

23. 2024-04-22
    status Pending 517-char remark

    Show marketing remark (517 chars)

    VA Acquired property being sold in" As IS" condition and price has been discounted accordingly. Featuring 3 bedrooms, 2 baths large, fenced backyard. This property may qualify for seller financing (Vendee). Scan the QR code on the window to determine if it is eligible for Seller financing (Vendee). Home was built prior to 1978 and the possibility of lead base paint potentially exists. Call the listing agent, Larry Liter at Parks-Jones Realty, 580-695-2033 for private showing and additional information.

24. 2024-04-19
    listed $23,000 Active 517-char remark

    Show marketing remark (517 chars)

    VA Acquired property being sold in" As IS" condition and price has been discounted accordingly. Featuring 3 bedrooms, 2 baths large, fenced backyard. This property may qualify for seller financing (Vendee). Scan the QR code on the window to determine if it is eligible for Seller financing (Vendee). Home was built prior to 1978 and the possibility of lead base paint potentially exists. Call the listing agent, Larry Liter at Parks-Jones Realty, 580-695-2033 for private showing and additional information.

25. 2007-10-10
    soldstatus $82,500

ⓘ 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: $453 · $38/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$537/yr (+$45/mo · 118.5%)

ⓘ 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: $14,072
• − Mortgage interest: −$6,162
• − Property taxes: −$453
• − Insurance: −$550
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$3,200
• Taxable income: $1,456
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $2,843/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

+36.4% since first listed

7 events — show timeline

• 2026-02-24 Price Changed $112,500 LBRMLS
• 2025-12-09 Listed $115,000 LBRMLS
• 2024-06-27 Sold (MLS) $30,102 LBRMLS
• 2024-05-01 Contingent — LBRMLS
• 2024-04-22 Pending — LBRMLS
• 2024-04-19 Listed $23,000 LBRMLS
• 2007-10-10 Sold (Public Records) $82,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $453 · +18.6% YoY. Source: county tax records.