2419 NW Cheyenne Ave · Lawton, OK 73505

$81,000

2 bd · 1.0 ba · 1,980 sqft · SingleFamily public records · 37 Days on market

Built 1953

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• 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 MLS

To be sold in as-is condition.

Key facts

• Spacious layouts
• Easy access
• 2 unit duplex

Tags

• 2 UNIT DUPLEX
• SEPARATE ENTRANCES
• FENCED YARDS
• COSMETIC UPGRADES
• SPACIOUS LAYOUTS
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $79k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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); 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 $560 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 $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $16k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $81k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $78,570 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.82%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $217,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1616 NW 32nd St	0.22mi	3/2.0 (+1)	1,961 (-1%)	20mo	$215,490	$110	63
1525 NW 31st St	0.11mi	3/2.0 (+1)	1,800 (-9%)	12mo	$206,900	$115	60
3106 NW Brent Cir	0.19mi	3/2.0 (+1)	2,100 (+6%)	16mo	$240,000	$114	59
1406 NW 33rd St	0.37mi	2/2.0	1,800 (-9%)	10mo	$75,000	$42	56
1639 NW 27th St	0.04mi	3/2.0 (+1)	1,700 (-14%)	13mo	$168,300	$99	55
1613 NW 26th St	0.21mi	3/1.5 (+1)	1,700 (-14%)	8mo	$150,000	$88	53
1607 NW 27th St	0.25mi	3/2.0 (+1)	1,788 (-10%)	13mo	$63,100	$35	52
652 NW Waterford Dr	0.74mi	3/2.0 (+1)	1,800 (-9%)	1mo	$245,000	$136	41
3411 NW Atlanta Ave	0.55mi	3/2.0 (+1)	1,800 (-9%)	14mo	$178,300	$99	38
1601 NW 37th St	0.53mi	3/2.5 (+1)	2,200 (+11%)	17mo	$350,000	$159	32
2408 NW Ozmun Ave	0.58mi	3/2.0 (+1)	1,700 (-14%)	13mo	$70,000	$41	30
1603 NW 34th St	0.40mi	3/3.0 (+1)	2,265 (+14%)	18mo	$265,000	$117	29

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: 12.9%
• Equity multiple: 1.53×
• Total profit: $11,925
• Equity at exit: $12,077

10-year hold

• IRR: 23.3%
• Equity multiple: 3.20×
• Total profit: $49,833
• Equity at exit: $7,003

Cash invested: $22,680 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$425
• Tax from tax record: −$52 /mo · $620/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $356

Break-even live

Break-even rent $646

Max offer price $81,000

Occupancy floor 63%

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-08
   status Pending
2. 2026-03-25
   price $81,000
3. 2026-03-10
   price $93,000
4. 2026-03-02
   listed $97,000 Active
5. 2025-09-16
   price $120,000
6. 2025-08-01
   status Active
7. 2025-07-15
   historical Active Under Contract
8. 2025-05-05
   listed $136,000 Active
9. 2022-01-05
   soldstatus $22,500 30-char remark

   Show marketing remark (30 chars)

   To be sold in as-is condition.

10. 2021-12-08
    listed $25,000 30-char remark

    Show marketing remark (30 chars)

    To be sold in as-is condition.

11. 2020-01-31
    soldstatus $9,900
12. 2019-11-12
    listed $20,000
13. 2003-05-07
    soldstatus $29,500

ⓘ 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: $620 · $52/mo
• Projected year-2 tax: $729 · $61/mo
• Expected delta: +$109/yr (+$9/mo · 17.6%)

ⓘ 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 7/10 Severe 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: $13,153
• − Mortgage interest: −$4,537
• − Property taxes: −$620
• − Insurance: −$405
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − Depreciation: −$2,356
• Taxable income: $3,130
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $3,517/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

+174.6% since first listed

13 events — show timeline

• 2026-04-08 Pending — MLSOK
• 2026-03-25 Price Changed $81,000 MLSOK
• 2026-03-10 Price Changed $93,000 MLSOK
• 2026-03-02 Listed $97,000 MLSOK
• 2025-09-16 Price Changed $120,000 LBRMLS
• 2025-08-01 Relisted — LBRMLS
• 2025-07-15 Contingent — LBRMLS
• 2025-05-05 Listed $136,000 LBRMLS
• 2022-01-05 Sold (MLS) $22,500 LBRMLS
• 2021-12-08 Listed $25,000 LBRMLS
• 2020-01-31 Sold (MLS) $9,900 LBRMLS
• 2019-11-12 Listed $20,000 LBRMLS
• 2003-05-07 Sold (Public Records) $29,500 Public Records

Property tax history

-0.4%/yr

Latest (2025): $620 · +4.7% YoY. Source: county tax records.