5515 NW Alan A Dale Ln · Lawton, OK 73505

$145,000

3 bd · 2.0 ba · 1,441 sqft · SingleFamily public records · 34 Days on market

Built 1972 9,000 sqft lot Est $159k · 9% under

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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 +15.6/30.0
• ARV discount +11.3/15.0
• DSCR +4.8/10.0
• Rent growth +3.8/5.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated home next to award winning Hugh Bish Elementary on a corner lot. Large living room with fireplace. Updated kitchen with newer cabinets and a large pantry. Remodeled master bathroom. Modern colors. Wood laminated floors throughout. Tile floors in kitchen and both bathrooms. Wonderful yard and patio. New wood privacy fence on steel poles. Beautiful curb appeal. Call 580-248-8800 for a showing or more details.

Key facts

• Inviting fireplace
• Thoughtful updates
• 9,000 sq ft lot

Tags

• INVITING FIREPLACE
• THOUGHTFUL UPDATES
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered parking spaces; 2-car garage with garage door opener
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story; Updated/remodeled
• Construction: Brick veneer construction; Slab foundation; Built with composition roofing
• Exterior features: Covered patio and porch; Porch; Storm doors; Wood fencing; Composition roof

Interior

• Kitchen: Cooktop; Microwave; Dishwasher; Disposal; Range hood; Gas water heater
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air; Ceiling fans; Electric cooling
• Interior features: Walk-in closets; Double-pane windows; Window coverings; Wood-burning fireplace
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $61 ($733/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 $126k (13.2% below list).
• Recommended offer: $126k (13.2% below list) — sets the bar for 1% rule.

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: Hugh Bish Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 358 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 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 $1k 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 34 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago 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 $99k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,915 (13.2% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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?
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: 0.87% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $158,510
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5515 NW Alan A Dale Ln	0.00mi	4/2.0 (+1)	1,500 (+4%)	0mo	$145,000	$97	88
1809 NW Crosby Park Cir	0.49mi	3/2.0	1,400 (-3%)	3mo	$154,000	$110	70
1841 NW Crosby Park Cir	0.44mi	3/2.0	1,500 (+4%)	5mo	$81,500	$54	68
5603 NW Briarwood Dr	0.52mi	3/1.5	1,400 (-3%)	1mo	$165,000	$118	68
5908 NW Briarwood Ave	0.51mi	3/2.0	1,363 (-5%)	1mo	$180,000	$132	67
1709 NW 50th St	0.58mi	3/1.5	1,400 (-3%)	5mo	$174,900	$125	62
6114 NW Cheyenne Ave	0.66mi	3/2.0	1,400 (-3%)	3mo	$97,500	$70	62
6315 NW Taylor	0.68mi	3/2.0	1,400 (-3%)	5mo	$140,000	$100	60
1707 NW 49th St	0.66mi	3/2.0	1,300 (-10%)	1mo	$165,000	$127	52
5719 NW Chestnut Ln	0.42mi	4/3.0 (+1)	1,600 (+11%)	2mo	$183,000	$114	51
6121 NW Cheyenne Ave	0.62mi	3/2.0	1,300 (-10%)	5mo	$110,000	$85	51
1712 NW 49th St	0.61mi	3/1.0	1,300 (-10%)	4mo	$46,001	$35	48

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: -11.2%
• Equity multiple: 0.58×
• Total profit: $-16,860
• Equity at exit: $21,620

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,106
• Equity at exit: $12,537

Cash invested: $40,600 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $61

Break-even live

Break-even rent $1,182

Max offer price $145,000

Occupancy floor 90%

Sensitivity live

Price	-10% $143	-5% $102	+0% $61	+5% $20	+10% $-21
Rent	-10% $-38	-5% $11	+0% $61	+5% $111	+10% $161
Rate	-1.0pp $134	-0.5pp $98	base $61	+0.5pp $24	+1.0pp $-15

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-19
   status Pending
2. 2026-04-27
   historical Active Under Contract
3. 2026-04-10
   listed $145,000 Active
4. 2017-03-09
   soldstatus $99,000
5. 2017-03-08
   soldstatus $99,000 430-char remark

   Show marketing remark (430 chars)

   Beautifully updated home next to award winning Hugh Bish Elementary on a corner lot. Large living room with fireplace. Updated kitchen with newer cabinets and a large pantry. Remodeled master bathroom. Modern colors. Wood laminated floors throughout. Tile floors in kitchen and both bathrooms. Wonderful yard and patio. New wood privacy fence on steel poles. Beautiful curb appeal. Call 580-248-8800 for a showing or more details.

6. 2016-10-13
   listed $99,900 430-char remark

   Show marketing remark (430 chars)

   Beautifully updated home next to award winning Hugh Bish Elementary on a corner lot. Large living room with fireplace. Updated kitchen with newer cabinets and a large pantry. Remodeled master bathroom. Modern colors. Wood laminated floors throughout. Tile floors in kitchen and both bathrooms. Wonderful yard and patio. New wood privacy fence on steel poles. Beautiful curb appeal. Call 580-248-8800 for a showing or more details.

7. 2006-08-23
   soldstatus $95,000

ⓘ 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: $1,354 · $113/mo
• Projected year-2 tax: $1,354 · $113/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 · 20 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: $15,110
• − Mortgage interest: −$8,122
• − Property taxes: −$1,354
• − Insurance: −$725
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$4,218
• Taxable loss: −$1,727
• Est. tax savings @ 24.0%: +$415
• After-tax cash flow: $1,148/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

+52.6% since first listed

7 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-04-27 Contingent — LBRMLS
• 2026-04-10 Listed $145,000 LBRMLS
• 2017-03-09 Sold (Public Records) $99,000 Public Records
• 2017-03-08 Sold (MLS) $99,000 LBRMLS
• 2016-10-13 Listed $99,900 LBRMLS
• 2006-08-23 Sold (Public Records) $95,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,354 · +4.7% YoY. Source: county tax records.