2709 NW Denver Ave Unit 2711 NW Denver Ave · Lawton, OK 73505

$67,000

6 bd · 1.0 ba · — sqft · MultiFamily · 254 Days on market

Built 1952 Poor condition 0.33 ac lot ↓ 11% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Schools +2.0/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

This duplex is ready for a new owner. Property is being Sold As Is Where Is. Both units are in need of repair. Both HVAC units have been stolen. However, the potential is great on this duplex. Both sides have 3 bedrooms, 1 bath and 1 car covered parking. Someone could purchase and remodel one side to live in while remodeling the other side and rent it out.

Key facts

• 0.33 acre lot
• Built 1952
• Listed 254 days

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Natural gas available; Public sewer
• Home design: Duplex residential income property; One story
• Construction: Crawl space basement
• Exterior features: Composition roof; Public maintained road access; City street frontage

Interior

• Flooring: Hardwood; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Hardwood and other flooring; Smoke detectors
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/0.5-bath units multifamily listed at $67k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $862/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 37.2% vs local median 6.0% 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, schools D-, crime 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.
• 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).
• At $2,768/mo this rent would consume 57% of the median local household income ($58k/yr) (locally 1986% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $463 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $58,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.13% ✓
• Cap rate: 37.17%
• Cash-on-cash: 110.26%
• DSCR: 5.91
• GRM: 2.0

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2010 NW 24th St	0.16mi	6/1.0	2,062	11mo	$72,500	$35	71
1805-1809 NW Andrews Ave	0.74mi	5/2.0 (-1)	2,380	0mo	$100,000	$42	44

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: —
• Equity multiple: 6.60×
• Total profit: $105,055
• Equity at exit: $9,990

10-year hold

• IRR: —
• Equity multiple: 14.81×
• Total profit: $259,110
• Equity at exit: $5,793

Cash invested: $18,760 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,768 medium
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,005/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $1,724

Break-even live

Break-even rent $586

Max offer price $67,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,770	-5% $1,747	+0% $1,724	+5% $1,701	+10% $1,677
Rent	-10% $1,505	-5% $1,614	+0% $1,724	+5% $1,833	+10% $1,942
Rate	-1.0pp $1,757	-0.5pp $1,741	base $1,724	+0.5pp $1,706	+1.0pp $1,689

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	0.5	$2,768
Total (2 units)			$2,768

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $67,000 Active 254 DOM
2. 2026-06-19
   days on market $67,000 Active 252 DOM
3. 2026-06-18
   days on market $67,000 Active 251 DOM
4. 2026-06-17
   days on market $67,000 Active 250 DOM
5. 2026-06-16
   days on market $67,000 Active 249 DOM
6. 2026-06-15
   days on market $67,000 Active 248 DOM
7. 2026-06-14
   days on market $67,000 Active 246 DOM
8. 2026-06-13
   days on market $67,000 Active 245 DOM
9. 2026-06-10
   days on market $67,000 Active 243 DOM
10. 2026-06-09
    days on market $67,000 Active 242 DOM
11. 2026-06-08
    days on market $67,000 Active 241 DOM
12. 2026-06-07
    days on market $67,000 Active 240 DOM
13. 2026-06-05
    days on market $67,000 Active 237 DOM
14. 2026-06-03
    days on market $67,000 Active 236 DOM
15. 2026-06-02
    days on market $67,000 Active 235 DOM
16. 2026-06-01
    days on market $67,000 Active 234 DOM
17. 2026-05-31
    days on market $67,000 Active 233 DOM
18. 2026-05-30
    days on market $67,000 Active 232 DOM
19. 2026-04-01
    price $67,000
20. 2026-03-12
    price $69,000
21. 2025-10-08
    listed $75,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $33,216
• − Mortgage interest: −$3,753
• − Property taxes: −$1,005
• − Insurance: −$335
• − Repairs & maintenance: −$2,657
• − Management: −$2,657
• − Depreciation: −$1,949
• Taxable income: $20,859
• Est. tax owed @ 24.0%: −$5,006
• After-tax cash flow: $15,678/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This duplex requires extensive repairs and maintenance, including roof replacement, exterior siding repair and painting, flooring replacement, and HVAC unit replacement. The potential is great, but significant investment is needed to bring the property up to a livable condition.

Repairs flagged

• Major roof — The satellite image shows visible damage and wear, indicating a need for replacement or repair.
• Major exterior siding — The exterior photos show significant wear, with peeling paint and damaged siding.
• Major flooring — The interior photos show worn and damaged flooring in multiple rooms.
• Major HVAC units — The listing remarks mention stolen HVAC units, indicating a need for replacement or repair.

Value-add opportunities

• Both roof replacement — Replacing the roof will improve the home's appearance and increase its value for both resale and rental.
• Both exterior siding repair and painting — Repairing and repainting the exterior siding will improve the home's curb appeal and increase its value for both resale and rental.
• Both flooring replacement — Replacing the worn flooring will improve the home's appearance and increase its value for both resale and rental.
• Both HVAC unit replacement — Replacing the stolen HVAC units will improve the home's comfort and energy efficiency, increasing its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image shows visible damage and wear, indicating a need for replacement or repair.	Major	$15,000–50,000
exterior siding · The exterior photos show significant wear, with peeling paint and damaged siding.	Major	$15,000–50,000
flooring · The interior photos show worn and damaged flooring in multiple rooms.	Major	$15,000–50,000
HVAC units · The listing remarks mention stolen HVAC units, indicating a need for replacement or repair.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both roof replacement — Replacing the roof will improve the home's appearance and increase its value for both resale and rental. ↑
• Both exterior siding repair and painting — Repairing and repainting the exterior siding will improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both flooring replacement — Replacing the worn flooring will improve the home's appearance and increase its value for both resale and rental. ↑
• Both HVAC unit replacement — Replacing the stolen HVAC units will improve the home's comfort and energy efficiency, increasing its value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-10.7% since first listed

3 events — show timeline

• 2026-04-01 Price Changed $67,000 LBRMLS
• 2026-03-12 Price Changed $69,000 LBRMLS
• 2025-10-08 Listed $75,000 LBRMLS