1507 SW 6th St · Lawton, OK 73501

$41,900

2 bd · 1.0 ba · 1,191 sqft · SingleFamily public records · 32 Days on market

Built 1940 10,000 sqft lot Est $40k · at est.

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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 +5.9/15.0
• Appreciation +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Two bedroom home in central Lawton, has been a great rental property, water heater recently replaced. Currently tenant occupied. Please schedule showing through ShowingTime.

Key facts

• 0.23 acre lot
• Parking
• Built 1940

Tags

• WATER HEATER RECENTLY REPLACED

Property features AI

Exterior

• Parking: One parking space; One covered carport space (no garage)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One story
• Construction: Composition roof
• Exterior features: Covered porch; Publicly maintained road frontage on a city street; Lot approximately 50 x 200 (10,000 sq ft)

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Window coverings; Smoke detector(s); Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.7% 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: Lincoln Es (math 8% / reading 8%, grade F, #741 of 845 statewide, top 89%, 401 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 rising (+1.7%/yr); 117 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 (-0.7%/yr); year-one equity from $290 of loan paydown is wiped out by about $297 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 (-0.7% appreciation + 1.7% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($41k) 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 $10k; list at $42k implies a 319% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $40,643 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1940 — 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: 2.87% ✓
• Cap rate: 25.67%
• Cash-on-cash: 69.22%
• DSCR: 4.08
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $40,494
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1507 SW 6th St	0.00mi	2/1.0	1,200 (+1%)	0mo	$39,500	$33	98
903 SW Garfield Ave	0.28mi	3/1.0 (+1)	1,210 (+2%)	1mo	$100,000	$83	79
709 SW Garfield Ave	0.12mi	3/1.0 (+1)	1,100 (-8%)	2mo	$19,000	$17	75
909 SW Garfield Ave	0.31mi	2/1.0	1,200 (+1%)	12mo	$41,000	$34	74
715 SW Roosevelt Ave	0.22mi	2/1.0	1,200 (+1%)	23mo	$27,000	$23	69
917 SW 5th St	0.46mi	3/1.0 (+1)	1,200 (+1%)	13mo	$56,900	$47	62
908 SW 3rd St	0.58mi	3/1.0 (+1)	1,324 (+11%)	10mo	$75,000	$57	41
1216 SW Pennsylvania	0.69mi	3/2.0 (+1)	1,100 (-8%)	8mo	$25,000	$23	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.71% appreciation · 1.7% rent growth · sell at horizon

5-year hold

• IRR: 69.3%
• Equity multiple: 4.32×
• Total profit: $38,954
• Equity at exit: $10,702

10-year hold

• IRR: 71.3%
• Equity multiple: 8.44×
• Total profit: $87,239
• Equity at exit: $11,747

Cash invested: $11,732 (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 73501

• Home prices YoY: -0.4%
• Rents YoY: 1.7%
• Active inventory: 117
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $677

Break-even live

Break-even rent $345

Max offer price $41,900

Occupancy floor 39%

Sensitivity live

Price	-10% $700	-5% $689	+0% $677	+5% $665	+10% $653
Rent	-10% $582	-5% $629	+0% $677	+5% $724	+10% $772
Rate	-1.0pp $698	-0.5pp $687	base $677	+0.5pp $666	+1.0pp $655

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: $10,475
• Closing costs: $1,257
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-19
   status Pending
2. 2026-04-30
   historical Active Under Contract
3. 2026-04-10
   listed $41,900 Active
4. 2025-02-18
   listed $45,000 Active
5. 2007-09-07
   soldstatus $10,000

ⓘ 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: $420 · $35/mo
• Projected year-2 tax: $420 · $35/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 7/10 Severe
• 🌡 Heat 7/10 Severe 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: $14,414
• − Mortgage interest: −$2,347
• − Property taxes: −$420
• − Insurance: −$210
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$1,219
• Taxable income: $7,912
• Est. tax owed @ 24.0%: −$1,899
• After-tax cash flow: $6,222/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): 20,397
• Household income: $49,741
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 742.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 45% Black 20% Two or more races 18% Hispanic / Latino 14% Native American 7% Asian 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 8% Tagalog/Filipino 1% German/W. Germanic 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: ▼ -0.71%
• Current HPI: 172.4877
• Rent YoY: ▲ 1.70%
• 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

+319.0% since first listed

5 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-04-30 Contingent — LBRMLS
• 2026-04-10 Listed $41,900 LBRMLS
• 2025-02-18 Listed $45,000 LBRMLS
• 2007-09-07 Sold (Public Records) $10,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $420 · +0.0% YoY. Source: county tax records.