4630 NW Ozmun Ave · Lawton, OK 73505

$117,500

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 212 Days on market

Built 1970 Est $92k · 28% over

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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 +23.2/30.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tony Capuccio with Capuccio Dream Homes Realty is the property specialist regarding this home. For an appt. to view, please contact Tony at 580-585-2337 or [email protected]. Nice opportunity for economical investment or rental that needs minimal repairs. 3 bedroom, 1 bath home with quick access to I-44 and Fort Sill. VA acquired property.

Key facts

• Garage conversion
• Large backyard
• Convenient location

Tags

• GARAGE CONVERSION
• LARGE BACKYARD
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Property listed as residential single family

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available; Electric service
• Home design: Single family residence; One story; Updated/remodeled condition
• Construction: Frame construction; Slab foundation; Composition roof
• Exterior features: Chain link fencing; Public maintained road access; City street frontage; Lot dimensions approximately 37 x 29 x 128 x 66 x 129; R-1 single family zoning

Interior

• Kitchen: Microwave; Dishwasher; Refrigerator; Oven
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Electric cooling; Ceiling fan(s)
• Interior features: Updated/remodeled interior; Ceiling fans; Central air; Smoke detector(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $103k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Ridgecrest Es (math 27% / reading 17%, grade F, #413 of 845 statewide, top 54%, 453 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 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 $812 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $46k; list at $118k implies a 158% gain — meaningful room to come down on a strong offer.

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 $103,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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 1970 — 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. 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: 1.02% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $92,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4818 NW Lindy Ave	0.17mi	3/1.0	900 (-2%)	3mo	$104,000	$116	86
2701 NW 46th St	0.19mi	3/1.0	900 (-2%)	10mo	$95,000	$106	79
4618 NW Ozmun Ave	0.06mi	3/1.5	1,000 (+9%)	4mo	$103,000	$103	78
4816 NW Ozmun	0.14mi	3/1.0	1,000 (+9%)	6mo	$97,500	$98	74
4610 NW Lincoln Ave	0.43mi	3/1.0	1,000 (+9%)	2mo	$80,000	$80	64
2205 NW 46th St	0.39mi	3/1.5	1,000 (+9%)	5mo	$100,000	$100	61
2253 NW 40th	0.50mi	3/1.0	1,000 (+9%)	4mo	$56,000	$56	59
2324 NW 38th Pl	0.73mi	3/1.0	900 (-2%)	4mo	$125,000	$139	58
4401 NW Williams Ave	0.43mi	3/1.5	1,000 (+9%)	6mo	$88,001	$88	58
4902 NW Pollard Ave	0.25mi	3/1.5	1,043 (+13%)	8mo	$105,000	$101	57
4313 NW Lincoln Ave	0.49mi	3/1.5	1,000 (+9%)	8mo	$67,000	$67	54
1632 NW 48th	0.52mi	3/1.0	1,000 (+9%)	10mo	$63,500	$64	53

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,858
• Equity at exit: $17,520

10-year hold

• IRR: 9.5%
• Equity multiple: 1.79×
• Total profit: $26,131
• Equity at exit: $10,159

Cash invested: $32,900 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$616
• Tax from tax record: −$64 /mo · $774/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $213

Break-even live

Break-even rent $924

Max offer price $117,500

Occupancy floor 77%

Sensitivity live

Price	-10% $280	-5% $247	+0% $213	+5% $180	+10% $147
Rent	-10% $119	-5% $166	+0% $213	+5% $261	+10% $308
Rate	-1.0pp $273	-0.5pp $243	base $213	+0.5pp $183	+1.0pp $152

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $117,500 Active 212 DOM
2. 2026-06-18
   days on market $117,500 Active 211 DOM
3. 2026-06-17
   days on market $117,500 Active 210 DOM
4. 2026-06-16
   days on market $117,500 Active 209 DOM
5. 2026-06-15
   days on market $117,500 Active 208 DOM
6. 2026-06-14
   days on market $117,500 Active 206 DOM
7. 2026-06-13
   days on market $117,500 Active 205 DOM
8. 2026-06-10
   days on market $117,500 Active 203 DOM
9. 2026-06-09
   days on market $117,500 Active 202 DOM
10. 2026-06-08
    days on market $117,500 Active 201 DOM
11. 2026-06-07
    days on market $117,500 Active 200 DOM
12. 2026-06-05
    days on market $117,500 Active 197 DOM
13. 2026-06-03
    days on market $117,500 Active 196 DOM
14. 2026-06-02
    days on market $117,500 Active 195 DOM
15. 2026-06-01
    days on market $117,500 Active 194 DOM
16. 2026-05-31
    days on market $117,500 Active 193 DOM
17. 2026-05-30
    days on market $117,500 Active 192 DOM
18. 2026-05-18
    status Active
19. 2026-01-08
    price $117,500
20. 2025-11-12
    listed $122,900 Active
21. 2025-07-14
    soldstatus $45,600
22. 2024-10-03
    listed $48,500 Active
23. 2016-05-18
    soldstatus $15,000 348-char remark

    Show marketing remark (348 chars)

    Tony Capuccio with Capuccio Dream Homes Realty is the property specialist regarding this home. For an appt. to view, please contact Tony at 580-585-2337 or [email protected]. Nice opportunity for economical investment or rental that needs minimal repairs. 3 bedroom, 1 bath home with quick access to I-44 and Fort Sill. VA acquired property.

24. 2016-04-04
    listed $17,000 348-char remark

    Show marketing remark (348 chars)

    Tony Capuccio with Capuccio Dream Homes Realty is the property specialist regarding this home. For an appt. to view, please contact Tony at 580-585-2337 or [email protected]. Nice opportunity for economical investment or rental that needs minimal repairs. 3 bedroom, 1 bath home with quick access to I-44 and Fort Sill. VA acquired property.

25. 2007-12-10
    soldstatus $66,000

ⓘ 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: $774 · $64/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$284/yr (+$24/mo · 36.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 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: $14,324
• − Mortgage interest: −$6,582
• − Property taxes: −$774
• − Insurance: −$588
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$3,418
• Taxable income: $671
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $2,399/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

+78.0% since first listed

8 events — show timeline

• 2026-05-18 Relisted — LBRMLS
• 2026-01-08 Price Changed $117,500 LBRMLS
• 2025-11-12 Listed $122,900 LBRMLS
• 2025-07-14 Sold (Public Records) $45,600 Public Records
• 2024-10-03 Listed $48,500 LBRMLS
• 2016-05-18 Sold (MLS) $15,000 LBRMLS
• 2016-04-04 Listed $17,000 LBRMLS
• 2007-12-10 Sold (Public Records) $66,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $774 · +4.5% YoY. Source: county tax records.