2306 SW Rolling Hls · Lawton, OK 73505

$154,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 334 Days on market

Built 2010 7,200 sqft lot Est $202k · 24% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• Rent growth +3.8/5.0
• DSCR +3.6/10.0
• Schools +3.5/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous new construction! Completion date 30 days from listing date! Call lister for updates on completion date! Decor screams personality! Energy efficient new home with open floor plan that boasts 3 bedrooms, 2 baths, 10' ceilings, pretty gas log fireplace with remote start, custom oak frame cabinets with Euro hinges, stainless steel appliances, ceramic tile floors, Frieze carpeting, oil rubbed bronze theme fixtures. 13 Seer heat pump, Low E double pane windows, security system, sod landscaping and covered patio. 5 other new homes available soon. Call Carolena 678-1398.Seller will pay up to $4500 of buyers closing costs to include non allowables. Seller to 1 discount pts to buy down interest rate, if under contract on or before 12/31/10.

Key facts

• Open floor plan
• Secluded master
• Privacy fence

Tags

• OPEN FLOOR PLAN
• SECLUDED MASTER
• FIREPLACE
• PRIVACY FENCE
• PATIO

Property features AI

Exterior

• Parking: Detached or attached 2-car garage; Two total parking spaces
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story; Brick veneer construction
• Construction: Composition roof; Slab foundation; Brick veneer
• Exterior features: Covered patio/porch; Wood fencing; Cul-de-sac lot; Public maintained road frontage on a city street

Interior

• Kitchen: Gas water heater
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Electric heating; Fireplace(s) for heat; No cooling
• Interior features: Double pane windows; Gas fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $-36 ($-435/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (17.9% below list).
• Recommended offer: $126k (17.9% below list) — sets the bar for 1% rule.

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.
• Bishop (urban): math 43% / reading 37% proficiency, ranked #16 of 270 in OK (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bishop Public School (math 43% / reading 37%, grade F, #102 of 845 statewide, top 12%, 570 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 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 $1k of loan paydown is wiped out by about $5k 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 334 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $126,382 (17.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 334 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.96
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $201,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2310 SW Rolling Hills Pl	0.02mi	3/2.0	1,400 (0%)	2mo	$220,000	$157	98
2413 SW 41st St	0.18mi	3/2.0	1,400 (0%)	2mo	$189,000	$135	90
4306 SW Joanne Ln	0.27mi	3/2.0	1,400 (0%)	4mo	$253,000	$181	84
4503 SW Wendy Dr	0.34mi	3/2.0	1,400 (0%)	4mo	$192,500	$138	81
2404 SW 41st St	0.22mi	3/2.0	1,300 (-7%)	3mo	$187,500	$144	75
3811 SW Hickory Ln	0.33mi	3/2.0	1,500 (+7%)	1mo	$179,900	$120	72
4106 SW Wolf St	0.45mi	3/2.5	1,500 (+7%)	5mo	$195,000	$130	62
4912 SW Malcom Rd	0.54mi	3/2.0	1,303 (-7%)	3mo	$220,000	$169	61
4133 SW Parkridge Blvd	0.57mi	3/2.0	1,500 (+7%)	1mo	$217,000	$145	61
4702 SW Malcom Rd	0.38mi	4/2.0 (+1)	1,600 (+14%)	3mo	$210,000	$131	51
4817 SW Malcom Rd	0.47mi	3/2.0	1,600 (+14%)	4mo	$240,000	$150	51
2209 SW Edinburough Dr	0.59mi	3/2.0	1,600 (+14%)	1mo	$230,000	$144	48

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: -15.7%
• Equity multiple: 0.43×
• Total profit: $-24,484
• Equity at exit: $22,962

10-year hold

• IRR: -4.0%
• Equity multiple: 0.71×
• Total profit: $-12,375
• Equity at exit: $13,315

Cash invested: $43,120 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$808
• Tax from tax record: −$163 /mo · $1,955/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-36

Break-even live

Break-even rent $1,310

Max offer price $147,595

Occupancy floor 98%

Sensitivity live

Price	-10% $51	-5% $7	+0% $-36	+5% $-80	+10% $-123
Rent	-10% $-136	-5% $-86	+0% $-36	+5% $14	+10% $64
Rate	-1.0pp $41	-0.5pp $3	base $-36	+0.5pp $-76	+1.0pp $-117

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-19
   status Pending
2. 2025-08-19
   historical Active Under Contract
3. 2025-08-07
   status Pending
4. 2025-07-15
   price $154,000
5. 2025-06-05
   listed $163,500 Active
6. 2011-01-27
   soldstatus $152,000 755-char remark

   Show marketing remark (755 chars)

   Fabulous new construction! Completion date 30 days from listing date! Call lister for updates on completion date! Decor screams personality! Energy efficient new home with open floor plan that boasts 3 bedrooms, 2 baths, 10' ceilings, pretty gas log fireplace with remote start, custom oak frame cabinets with Euro hinges, stainless steel appliances, ceramic tile floors, Frieze carpeting, oil rubbed bronze theme fixtures. 13 Seer heat pump, Low E double pane windows, security system, sod landscaping and covered patio. 5 other new homes available soon. Call Carolena 678-1398.Seller will pay up to $4500 of buyers closing costs to include non allowables. Seller to 1 discount pts to buy down interest rate, if under contract on or before 12/31/10.

7. 2011-01-27
   soldstatus $152,000

   Show marketing remark (755 chars)

   Fabulous new construction! Completion date 30 days from listing date! Call lister for updates on completion date! Decor screams personality! Energy efficient new home with open floor plan that boasts 3 bedrooms, 2 baths, 10' ceilings, pretty gas log fireplace with remote start, custom oak frame cabinets with Euro hinges, stainless steel appliances, ceramic tile floors, Frieze carpeting, oil rubbed bronze theme fixtures. 13 Seer heat pump, Low E double pane windows, security system, sod landscaping and covered patio. 5 other new homes available soon. Call Carolena 678-1398.Seller will pay up to $4500 of buyers closing costs to include non allowables. Seller to 1 discount pts to buy down interest rate, if under contract on or before 12/31/10.

8. 2010-08-18
   listed $152,000 755-char remark

   Show marketing remark (755 chars)

   Fabulous new construction! Completion date 30 days from listing date! Call lister for updates on completion date! Decor screams personality! Energy efficient new home with open floor plan that boasts 3 bedrooms, 2 baths, 10' ceilings, pretty gas log fireplace with remote start, custom oak frame cabinets with Euro hinges, stainless steel appliances, ceramic tile floors, Frieze carpeting, oil rubbed bronze theme fixtures. 13 Seer heat pump, Low E double pane windows, security system, sod landscaping and covered patio. 5 other new homes available soon. Call Carolena 678-1398.Seller will pay up to $4500 of buyers closing costs to include non allowables. Seller to 1 discount pts to buy down interest rate, if under contract on or before 12/31/10.

ⓘ 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: $1,955 · $163/mo
• Projected year-2 tax: $1,955 · $163/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 ≥109°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: $15,166
• − Mortgage interest: −$8,626
• − Property taxes: −$1,955
• − Insurance: −$770
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$4,480
• Taxable loss: −$3,092
• Est. tax savings @ 24.0%: +$742
• After-tax cash flow: $307/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: Bishop
• NCES district ID: 4004470
• Math proficiency: 43% ▼ -20.00%
• Reading proficiency: 37% ▼ -19.00%
• Median HH income: $52,582
• Composite: 34.77/100
• National rank: #5123
• State rank: #16 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

+1.3% since first listed

8 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2025-08-19 Contingent — LBRMLS
• 2025-08-07 Pending — LBRMLS
• 2025-07-15 Price Changed $154,000 LBRMLS
• 2025-06-05 Listed $163,500 LBRMLS
• 2011-01-27 Sold (Public Records) $152,000 Public Records
• 2011-01-27 Sold (MLS) $152,000 LBRMLS
• 2010-08-18 Listed $152,000 LBRMLS

Property tax history

+1.6%/yr

Latest (2025): $1,955 · +5.3% YoY. Source: county tax records.