1415 NW 44th St · Lawton, OK 73505

$130,000

3 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 99 Days on market

Built 1959 0.32 ac lot Est $111k · 17% 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 +21.2/30.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• 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

1415 NW 44th St, Lawton OK 73505 is a beautifully updated home offering modern comfort and classic charm. This property has been completely renovated to meet today's standards, making it move-in ready for its new owners. The spacious interior features a freshly updated kitchen with new cabinets, countertops, and appliances, providing a perfect space for cooking and entertaining. Both bathrooms have been tastefully renovated, offering modern fixtures and finishes for a sleek, clean look. Throughout the home, all new paint and light fixtures have been installed, creating a bright and inviting atmosphere. The open floor plan allows for flexible living options, while the well maintained exterio

Key facts

• Renovated bathrooms
• New cabinets
• New appliances

Tags

• UPDATED KITCHEN
• NEW CABINETS
• NEW COUNTERTOPS
• NEW APPLIANCES
• RENOVATED BATHROOMS
• MODERN FIXTURES

Property features AI

Finance

• Other: Property type: Residential single family; Lot on public maintained city street

Exterior

• Parking: 1 total parking space; 1 covered parking space; 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available; Electric service
• Home design: Single family residence; One story; Updated/remodeled; Brick veneer
• Construction: Brick veneer construction; Composition roof; Crawl space foundation; Built as a one-level home
• Exterior features: Covered porch; Chain link fencing; Composition roof

Interior

• Kitchen: Cooktop; Microwave; Dishwasher; Disposal; Refrigerator; Range hood
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: Granite counters; Double pane windows; Window coverings
• Laundry & utility: Laundry in garage; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/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 $123k (5.1% below list).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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); 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); 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 $899 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 99 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 11718% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $50k; list at $130k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 0.95% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.21%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $111,066
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4428 Baltimore	0.19mi	3/1.0	1,100 (+6%)	2mo	$134,900	$123	79
1502 NW 48th St	0.30mi	3/2.0	1,000 (-4%)	1mo	$84,343	$84	75
1521 NW 43rd St	0.12mi	3/2.0	1,100 (+6%)	8mo	$137,500	$125	74
4610 NW Lincoln Ave	0.47mi	3/1.0	1,000 (-4%)	2mo	$80,000	$80	70
1416 NW 50th St	0.42mi	3/1.5	1,100 (+6%)	6mo	$130,000	$118	64
2205 NW 46th St	0.52mi	3/1.5	1,000 (-4%)	5mo	$100,000	$100	63
4313 NW Lincoln Ave	0.48mi	3/1.5	1,000 (-4%)	8mo	$67,000	$67	63
4401 NW Williams Ave	0.53mi	3/1.5	1,000 (-4%)	6mo	$88,001	$88	62
4607 NW Lincoln Ave	0.49mi	3/2.0	1,100 (+6%)	4mo	$127,500	$116	60
1721 NW 49th St	0.43mi	3/2.0	1,100 (+6%)	7mo	$118,000	$107	60
2306 NW 47th St	0.59mi	3/1.5	1,100 (+6%)	1mo	$125,000	$114	59
3823 NW Meadowbrook Dr	0.65mi	3/1.5	1,100 (+6%)	6mo	$68,000	$62	52

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: -4.6%
• Equity multiple: 0.82×
• Total profit: $-6,407
• Equity at exit: $19,383

10-year hold

• IRR: 7.2%
• Equity multiple: 1.58×
• Total profit: $21,292
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$50 /mo · $603/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $188

Break-even live

Break-even rent $995

Max offer price $130,000

Occupancy floor 80%

Sensitivity live

Price	-10% $262	-5% $225	+0% $188	+5% $152	+10% $115
Rent	-10% $91	-5% $140	+0% $188	+5% $237	+10% $286
Rate	-1.0pp $254	-0.5pp $221	base $188	+0.5pp $155	+1.0pp $120

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $130,000 Active 99 DOM
2. 2026-06-18
   days on market $130,000 Active 98 DOM
3. 2026-06-17
   days on market $130,000 Active 97 DOM
4. 2026-06-16
   days on market $130,000 Active 96 DOM
5. 2026-06-15
   days on market $130,000 Active 95 DOM
6. 2026-06-14
   days on market $130,000 Active 93 DOM
7. 2026-06-13
   days on market $130,000 Active 92 DOM
8. 2026-06-10
   days on market $130,000 Active 90 DOM
9. 2026-06-09
   days on market $130,000 Active 89 DOM
10. 2026-06-08
    days on market $130,000 Active 88 DOM
11. 2026-06-07
    days on market $130,000 Active 87 DOM
12. 2026-06-05
    days on market $130,000 Active 84 DOM
13. 2026-06-03
    days on market $130,000 Active 83 DOM
14. 2026-06-02
    days on market $130,000 Active 82 DOM
15. 2026-06-01
    days on market $130,000 Active 81 DOM
16. 2026-05-31
    days on market $130,000 Active 80 DOM
17. 2026-05-30
    days on market $130,000 Active 79 DOM
18. 2026-05-22
    price $130,000
19. 2026-04-13
    status Active
20. 2026-04-07
    historical $1,100
21. 2026-04-06
    historical Active Under Contract
22. 2026-03-24
    listed $1,100
23. 2026-02-27
    listed $135,000 Active
24. 2026-02-26
    historical $1,100
25. 2026-02-14
    listed $1,100
26. 2024-11-05
    soldstatus $50,000

ⓘ 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: $603 · $50/mo
• Projected year-2 tax: $1,170 · $98/mo
• Expected delta: +$567/yr (+$47/mo · 94.0%)

ⓘ 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 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: $14,802
• − Mortgage interest: −$7,282
• − Property taxes: −$603
• − Insurance: −$650
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$3,782
• Taxable income: $117
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $2,232/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

+160.0% since first listed

9 events — show timeline

• 2026-05-22 Price Changed $130,000 LBRMLS
• 2026-04-13 Relisted — LBRMLS
• 2026-04-07 Rental Removed $1,100 Avail
• 2026-04-06 Contingent — LBRMLS
• 2026-03-24 Listed for Rent $1,100 Avail
• 2026-02-27 Listed $135,000 LBRMLS
• 2026-02-26 Rental Removed $1,100 Avail
• 2026-02-14 Listed for Rent $1,100 Avail
• 2024-11-05 Sold (Public Records) $50,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $603 · +45.7% YoY. Source: county tax records.