435 NW 53rd St · Lawton, OK 73505

$125,000

3 bd · 1.0 ba · 1,210 sqft · SingleFamily public records · 81 Days on market

Built 1961 9,396 sqft lot Est $131k · at est.

---

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 +20.4/30.0
• ARV discount +9.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• 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 & Full of Potential! Welcome to this 3-bedroom, 1-bath home offering 1,200 sq ft of comfortable living space at 435 NW 53rd Street. Remodeled within the last five years, this home blends modern updates with classic charm, creating a cozy and inviting vibe throughout. The layout is practical and welcoming, with generously sized bedrooms and a living area that's perfect for relaxing or entertaining. This home offers a wonderful opportunity for a buyer who appreciates character and wants a space they can truly make their own. Whether you're a first-time buyer, investor, or someone looking for a home with personality, this one is packed with potential and ready for its next chapt

Key facts

• Convenient location
• 9,396 sq ft lot
• Built 1961

Tags

• CONVENIENT LOCATION

Property features AI

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
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built on a 0.2157-acre lot
• Exterior features: Chain link fence; Public maintained road access; City street frontage; R-1 single family zoning

Interior

• Kitchen: Microwave; Dishwasher; Refrigerator; Oven; Gas water heater
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fan(s)
• Interior features: Double-pane windows; Smoke detector(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.0% in Lawton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Eisenhower Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 380 students, 0% FRL); Eisenhower Ms (math 20% / reading 30%, grade F, #90 of 345 statewide, top 27%, 1,035 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 $864 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 81 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 1.01% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $130,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 NW 54th St	0.06mi	4/1.0 (+1)	1,200 (-1%)	3mo	$80,000	$67	88
21 NW 53rd St	0.29mi	3/1.0	1,200 (-1%)	6mo	$75,001	$63	80
422 NW 57th St	0.27mi	3/2.0	1,200 (-1%)	4mo	$134,500	$112	78
5706 NW Ash Ave	0.31mi	3/2.0	1,179 (-3%)	3mo	$135,000	$115	74
5322 NW Ash Ave	0.16mi	3/2.0	1,300 (+7%)	3mo	$141,000	$108	73
5624 NW Eisenhower Dr	0.30mi	3/3.0	1,227 (+1%)	6mo	$150,000	$122	71
5307 NW Ash Ave	0.13mi	4/2.0 (+1)	1,300 (+7%)	3mo	$65,000	$50	70
5333 NW Cherry Ave	0.31mi	3/1.5	1,300 (+7%)	3mo	$130,500	$100	69
7 SW 49th St	0.60mi	3/2.0	1,200 (-1%)	6mo	$154,500	$129	62
6106 NW Elm Ave	0.62mi	3/1.0	1,100 (-9%)	6mo	$82,500	$75	50
5864 NW Dearborn Ave	0.67mi	3/2.0	1,300 (+7%)	3mo	$145,000	$112	50
4536 SW Atom Ave	0.74mi	3/2.0	1,300 (+7%)	0mo	$70,000	$54	49

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,112
• Equity at exit: $18,638

10-year hold

• IRR: 6.7%
• Equity multiple: 1.55×
• Total profit: $19,108
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$132 /mo · $1,581/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $163

Break-even live

Break-even rent $1,062

Max offer price $125,000

Occupancy floor 82%

Sensitivity live

Price	-10% $233	-5% $198	+0% $163	+5% $127	+10% $92
Rent	-10% $62	-5% $112	+0% $163	+5% $213	+10% $263
Rate	-1.0pp $225	-0.5pp $194	base $163	+0.5pp $130	+1.0pp $97

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $125,000 Active 81 DOM
2. 2026-06-19
   days on market $125,000 Active 79 DOM
3. 2026-06-18
   days on market $125,000 Active 78 DOM
4. 2026-06-17
   days on market $125,000 Active 77 DOM
5. 2026-06-16
   days on market $125,000 Active 76 DOM
6. 2026-06-15
   days on market $125,000 Active 75 DOM
7. 2026-06-14
   days on market $125,000 Active 73 DOM
8. 2026-06-13
   days on market $125,000 Active 72 DOM
9. 2026-06-10
   days on market $125,000 Active 70 DOM
10. 2026-06-09
    days on market $125,000 Active 69 DOM
11. 2026-06-08
    days on market $125,000 Active 68 DOM
12. 2026-06-07
    days on market $125,000 Active 67 DOM
13. 2026-06-05
    days on market $125,000 Active 64 DOM
14. 2026-06-03
    days on market $125,000 Active 63 DOM
15. 2026-06-02
    days on market $125,000 Active 62 DOM
16. 2026-06-01
    days on market $125,000 Active 61 DOM
17. 2026-05-31
    days on market $125,000 Active 60 DOM
18. 2026-05-30
    days on market $125,000 Active 59 DOM
19. 2026-05-19
    status Active
20. 2026-05-19
    status Pending
21. 2026-04-20
    historical Active Under Contract
22. 2026-03-24
    listed $125,000 Active
23. 2024-12-31
    historical
24. 2024-06-24
    historical
25. 2024-06-24
    listed $127,900 Active
26. 2024-03-26
    price $127,900
27. 2024-02-07
    price $134,900
28. 2024-01-24
    listed $139,900 Active
29. 2023-06-02
    soldstatus $125,000
30. 2023-05-31
    soldstatus $125,000
31. 2023-01-18
    listed $129,900
32. 2007-11-08
    soldstatus $83,500

ⓘ 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: $1,581 · $132/mo
• Projected year-2 tax: $1,581 · $132/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 2/10 Low
• 🌡 Heat 6/10 Major 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: $15,218
• − Mortgage interest: −$7,002
• − Property taxes: −$1,581
• − Insurance: −$625
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$3,636
• Taxable loss: −$61
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $1,965/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

+49.7% since first listed

14 events — show timeline

• 2026-05-19 Relisted — LBRMLS
• 2026-05-19 Pending — LBRMLS
• 2026-04-20 Contingent — LBRMLS
• 2026-03-24 Listed $125,000 LBRMLS
• 2024-12-31 Listing Removed — MLSOK
• 2024-06-24 Listing Removed — MLSOK
• 2024-06-24 Listed $127,900 MLSOK
• 2024-03-26 Price Changed $127,900 MLSOK
• 2024-02-07 Price Changed $134,900 MLSOK
• 2024-01-24 Listed $139,900 MLSOK
• 2023-06-02 Sold (Public Records) $125,000 Public Records
• 2023-05-31 Sold (MLS) $125,000 LBRMLS
• 2023-01-18 Listed $129,900 LBRMLS
• 2007-11-08 Sold (Public Records) $83,500 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,581 · +4.6% YoY. Source: county tax records.