1807 NW Taylor · Lawton, OK 73507

$98,500

3 bd · 1.0 ba · 926 sqft · SingleFamily public records · 72 Days on market

Built 1950 6,578 sqft lot Est $71k · 38% over ↓ 15% since listing

---

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 +27.5/30.0
• DSCR +9.7/10.0
• 1% rule +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• 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

For more information about this home call Real Estate Experts LLC at 580-248-2600 or visit staceandreedy.com. The property has 3 bedrooms, 1 bath, and a large fenced yard. It also has vinyl siding, newer roof, and windows have been replaced and the HVAC is about 1.5 years old. The home needs some work but is not in terrible condition and paint and flooring will go a long way. Home is sold as-is and is realtor owned 143873/141750. Call for your private showing.

Key facts

• 6,578 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: No garage (converted garage present)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Composition roof; Built with crawl space foundation
• Exterior features: Deck; Chain link fence; Public maintained road access; City street frontage; R-1 single family zoning

Interior

• Kitchen: Cooktop; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Storm windows; Crawl space; Home warranty included
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 flat; 208 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 $681 of loan paydown is wiped out by about $3k 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 72 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $44k; list at $98k implies a 124% 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,590 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 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: 1.14% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.72%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $71,302
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2406 NW 17th St	0.41mi	3/1.0	970 (+5%)	9mo	$36,000	$37	65
1816 NW Floyd	0.42mi	3/2.0	960 (+4%)	8mo	$75,800	$79	64
1419 NW 23rd St	0.45mi	3/1.0	1,000 (+8%)	4mo	$19,900	$20	63
2115 NW Pollard Ave	0.63mi	2/1.0 (-1)	900 (-3%)	2mo	$95,400	$106	60
1204 NW Taft	0.64mi	2/1.0 (-1)	950 (+3%)	5mo	$35,000	$37	57
1206 NW Oak Ave	0.55mi	2/1.0 (-1)	1,000 (+8%)	7mo	$77,000	$77	50
1911 NW Williams Ave	0.34mi	2/1.0 (-1)	800 (-14%)	10mo	$42,000	$53	48
1506 NW 13th St	0.55mi	3/1.0	1,036 (+12%)	8mo	$30,000	$29	48
701 NW 22nd St	0.75mi	2/1.0 (-1)	1,000 (+8%)	1mo	$49,200	$49	46
1122 NW Oak Ave	0.72mi	2/1.0 (-1)	1,000 (+8%)	6mo	$79,000	$79	43
1202 NW Oak Ave	0.56mi	2/1.0 (-1)	1,056 (+14%)	7mo	$117,700	$111	39
1314 NW Hoover Ave	0.67mi	2/1.0 (-1)	800 (-14%)	9mo	$62,000	$78	34

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 · 0.25% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.99×
• Total profit: $-402
• Equity at exit: $14,687

10-year hold

• IRR: 6.4%
• Equity multiple: 1.43×
• Total profit: $11,730
• Equity at exit: $8,516

Cash invested: $27,580 (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 73507

• Home prices YoY: -23.2%
• Rents YoY: 0.2%
• Active inventory: 208
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $292

Break-even live

Break-even rent $754

Max offer price $98,500

Occupancy floor 69%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $98,500 Active 72 DOM
2. 2026-06-18
   days on market $98,500 Active 71 DOM
3. 2026-06-17
   days on market $98,500 Active 70 DOM
4. 2026-06-16
   days on market $98,500 Active 69 DOM
5. 2026-06-15
   days on market $98,500 Active 68 DOM
6. 2026-06-14
   days on market $98,500 Active 66 DOM
7. 2026-06-13
   days on market $98,500 Active 65 DOM
8. 2026-06-10
   days on market $98,500 Active 63 DOM
9. 2026-06-09
   days on market $98,500 Active 62 DOM
10. 2026-06-09
    remarks 515-char remark
11. 2026-06-08
    days on market $98,500 Active 61 DOM
12. 2026-06-07
    pricedays on market $98,500 Active 60 DOM
13. 2026-06-05
    days on market $99,000 Active 57 DOM
14. 2026-06-03
    days on market $99,000 Active 56 DOM
15. 2026-06-02
    days on market $99,000 Active 55 DOM
16. 2026-06-01
    days on market $99,000 Active 54 DOM
17. 2026-05-31
    days on market $99,000 Active 53 DOM
18. 2026-05-30
    days on market $99,000 Active 52 DOM
19. 2026-04-01
    listed $99,000 Active
20. 2025-12-11
    soldstatus $43,900 Closed 464-char remark

    Show marketing remark (464 chars)

    For more information about this home call Real Estate Experts LLC at 580-248-2600 or visit staceandreedy.com. The property has 3 bedrooms, 1 bath, and a large fenced yard. It also has vinyl siding, newer roof, and windows have been replaced and the HVAC is about 1.5 years old. The home needs some work but is not in terrible condition and paint and flooring will go a long way. Home is sold as-is and is realtor owned 143873/141750. Call for your private showing.

21. 2025-11-18
    historical Active Under Contract 464-char remark

    Show marketing remark (464 chars)

    For more information about this home call Real Estate Experts LLC at 580-248-2600 or visit staceandreedy.com. The property has 3 bedrooms, 1 bath, and a large fenced yard. It also has vinyl siding, newer roof, and windows have been replaced and the HVAC is about 1.5 years old. The home needs some work but is not in terrible condition and paint and flooring will go a long way. Home is sold as-is and is realtor owned 143873/141750. Call for your private showing.

22. 2025-11-05
    price $47,500 464-char remark

    Show marketing remark (464 chars)

    For more information about this home call Real Estate Experts LLC at 580-248-2600 or visit staceandreedy.com. The property has 3 bedrooms, 1 bath, and a large fenced yard. It also has vinyl siding, newer roof, and windows have been replaced and the HVAC is about 1.5 years old. The home needs some work but is not in terrible condition and paint and flooring will go a long way. Home is sold as-is and is realtor owned 143873/141750. Call for your private showing.

23. 2025-10-14
    price $49,990 464-char remark

    Show marketing remark (464 chars)

    For more information about this home call Real Estate Experts LLC at 580-248-2600 or visit staceandreedy.com. The property has 3 bedrooms, 1 bath, and a large fenced yard. It also has vinyl siding, newer roof, and windows have been replaced and the HVAC is about 1.5 years old. The home needs some work but is not in terrible condition and paint and flooring will go a long way. Home is sold as-is and is realtor owned 143873/141750. Call for your private showing.

24. 2025-10-03
    price $52,500 464-char remark

    Show marketing remark (464 chars)

    For more information about this home call Real Estate Experts LLC at 580-248-2600 or visit staceandreedy.com. The property has 3 bedrooms, 1 bath, and a large fenced yard. It also has vinyl siding, newer roof, and windows have been replaced and the HVAC is about 1.5 years old. The home needs some work but is not in terrible condition and paint and flooring will go a long way. Home is sold as-is and is realtor owned 143873/141750. Call for your private showing.

25. 2025-09-11
    price $55,000 464-char remark

    Show marketing remark (464 chars)

    For more information about this home call Real Estate Experts LLC at 580-248-2600 or visit staceandreedy.com. The property has 3 bedrooms, 1 bath, and a large fenced yard. It also has vinyl siding, newer roof, and windows have been replaced and the HVAC is about 1.5 years old. The home needs some work but is not in terrible condition and paint and flooring will go a long way. Home is sold as-is and is realtor owned 143873/141750. Call for your private showing.

26. 2025-09-02
    listed $59,000 Active 464-char remark

    Show marketing remark (464 chars)

    For more information about this home call Real Estate Experts LLC at 580-248-2600 or visit staceandreedy.com. The property has 3 bedrooms, 1 bath, and a large fenced yard. It also has vinyl siding, newer roof, and windows have been replaced and the HVAC is about 1.5 years old. The home needs some work but is not in terrible condition and paint and flooring will go a long way. Home is sold as-is and is realtor owned 143873/141750. Call for your private showing.

27. 2022-09-02
    soldstatus $525,000
28. 2005-12-19
    soldstatus $116,000

ⓘ 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: $453 · $38/mo
• Projected year-2 tax: $886 · $74/mo
• Expected delta: +$433/yr (+$36/mo · 95.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 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: $13,484
• − Mortgage interest: −$5,518
• − Property taxes: −$453
• − Insurance: −$492
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$2,865
• Taxable income: $1,998
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $3,029/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): 21,046
• Household income: $62,132
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 979.0

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 0.65)
• Race & ethnicity: White 56% Hispanic / Latino 14% Two or more races 13% Black 13% Native American 7% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -38.48%
• Current HPI: 127.057
• Rent YoY: ▲ 0.25%
• 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

-14.7% since first listed

10 events — show timeline

• 2026-04-01 Listed $99,000 LBRMLS
• 2025-12-11 Sold (MLS) $43,900 LBRMLS
• 2025-11-18 Contingent — LBRMLS
• 2025-11-05 Price Changed $47,500 LBRMLS
• 2025-10-14 Price Changed $49,990 LBRMLS
• 2025-10-03 Price Changed $52,500 LBRMLS
• 2025-09-11 Price Changed $55,000 LBRMLS
• 2025-09-02 Listed $59,000 LBRMLS
• 2022-09-02 Sold (Public Records) $525,000 Public Records
• 2005-12-19 Sold (Public Records) $116,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $453 · +3.0% YoY. Source: county tax records.