6208 NW Chestnut Ln · Lawton, OK 73505

$140,000

3 bd · 2.0 ba · 1,429 sqft · SingleFamily public records · 15 Days on market

Built 1972 9,052 sqft lot Est $157k · 11% 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).

• Cash flow +15.9/30.0
• ARV discount +12.4/15.0
• DSCR +4.9/10.0
• 1% rule +4.0/10.0
• 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 MLS

Don't miss this wonderful, well maintained home with newer carpet and some fresh paint. This popular floor plan has a formal living area, den with fireplace and a sunroom. The kitchen features a breakfast bar, pantry and gas stove for the cook. Outside features include an inground pool, hot tub, and cabana. The approx. 13'x20' cabana includes a heat & air window unit and sliding glass doors to the additional 12x20 covered patio. There is a whole house generator that will also work the pool & hot tub, that is less than 1 yr old. It also backs up to award winning Crosby Park Elementary. Interior paint in living and dining should be complete by mid December. Call 580-512-0687 for your personal showing! Must close at Sovereign Title.

Key facts

• Covered porches
• Pool house
• Sunroom

Tags

• WOOD BURNING FIREPLACE
• SUNROOM
• POOL HOUSE
• 18000 GALLON POOL
• NEW ROOF
• COVERED PORCHES

Property features AI

Finance

• Other: Located in Crosby Park addition; Occupied; Reserved buyer condition affecting sale
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: No homestead indicated
• Home design: Single family residence; One-level property; Residential property; Existing construction
• Construction: Built with other construction materials; Other roof type; Slab foundation
• Exterior features: Open patio; Private outdoor pool

Interior

• Kitchen: Free standing range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; Wood-burning fireplace; Dishwasher; Dryer; Refrigerator; Washer
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $67 ($805/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 (10.2% below list).
• Recommended offer: $126k (10.2% 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.
• 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: Crosby Park Es (math 37% / reading 37%, grade F, #132 of 845 statewide, top 19%, 321 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); 404 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 $968 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 15 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $125,741 (10.2% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.90% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $157,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 NW Crosby Park Cir	0.08mi	3/2.0	1,400 (-2%)	3mo	$154,000	$110	90
5908 NW Briarwood Ave	0.12mi	3/2.0	1,363 (-5%)	1mo	$180,000	$132	86
6114 NW Cheyenne Ave	0.23mi	3/2.0	1,400 (-2%)	3mo	$97,500	$70	83
5603 NW Briarwood Dr	0.28mi	3/1.5	1,400 (-2%)	1mo	$165,000	$118	81
6415 NW Arrowhead Dr	0.41mi	3/2.0	1,406 (-2%)	2mo	$164,900	$117	76
5515 NW Alan A Dale Ln	0.43mi	4/2.0 (+1)	1,500 (+5%)	0mo	$145,000	$97	66
5719 NW Chestnut Ln	0.12mi	4/3.0 (+1)	1,600 (+12%)	2mo	$183,000	$114	64
7006 NW Baldwin Ave	0.61mi	3/2.0	1,500 (+5%)	3mo	$165,000	$110	61
6310 NW Maple Ave	0.51mi	3/1.5	1,300 (-9%)	0mo	$145,000	$112	59
5212 NW Liberty Ave	0.73mi	3/1.5	1,500 (+5%)	4mo	$157,500	$105	53
5333 NW Cherry Ave	0.73mi	3/1.5	1,300 (-9%)	3mo	$130,500	$100	47
1712 NW 49th St	0.75mi	3/1.0	1,300 (-9%)	4mo	$46,001	$35	43

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: -10.8%
• Equity multiple: 0.60×
• Total profit: $-15,654
• Equity at exit: $20,874

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $3,700
• Equity at exit: $12,105

Cash invested: $39,200 (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: 404
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$134 /mo · $1,605/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $67

Break-even live

Break-even rent $1,172

Max offer price $140,000

Occupancy floor 90%

Sensitivity live

Price	-10% $146	-5% $107	+0% $67	+5% $27	+10% $-12
Rent	-10% $-32	-5% $17	+0% $67	+5% $117	+10% $166
Rate	-1.0pp $138	-0.5pp $103	base $67	+0.5pp $31	+1.0pp $-6

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $140,000 Active 15 DOM
2. 2026-06-19
   days on market $140,000 Active 13 DOM
3. 2026-06-18
   days on market $140,000 Active 12 DOM
4. 2026-06-17
   days on market $140,000 Active 11 DOM
5. 2026-06-16
   days on market $140,000 Active 10 DOM
6. 2026-06-15
   days on market $140,000 Active 9 DOM
7. 2026-06-14
   days on market $140,000 Active 7 DOM
8. 2026-06-13
   days on market $140,000 Active 6 DOM
9. 2026-06-10
   days on market $140,000 Active 4 DOM
10. 2026-06-09
    days on market $140,000 Active 3 DOM
11. 2026-06-08
    days on market $140,000 Active 2 DOM
12. 2026-06-07
    remarks 260-char remark
13. 2026-06-07
    listed $140,000 Active 1 DOM

ⓘ 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: $1,605 · $134/mo
• Projected year-2 tax: $1,605 · $134/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 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $15,089
• − Mortgage interest: −$7,842
• − Property taxes: −$1,605
• − Insurance: −$700
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$4,073
• Taxable loss: −$1,545
• Est. tax savings @ 24.0%: +$371
• After-tax cash flow: $1,176/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

+66.7% since first listed

6 events — show timeline

• 2026-06-06 Listed $140,000 MLSOK
• 2018-04-30 Sold (Public Records) $110,400 Public Records
• 2018-04-30 Sold (MLS) $109,900 LBRMLS
• 2017-09-08 Listed $109,900 LBRMLS
• 2005-06-19 Sold (Public Records) $100,000 Public Records
• 1998-05-27 Sold (Public Records) $84,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,605 · +4.7% YoY. Source: county tax records.