1612 NW 27th St · Lawton, OK 73505

$115,000

3 bd · 2.0 ba · 1,749 sqft · SingleFamily public records · 180 Days on market

Built 1957 8,400 sqft lot Est $180k · 36% under

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Why this score? — see what drove the C+ 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.9/10.0
• 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

Beautifully maintained home with over 1800 Sq. Ft! Includes 2 living areas, 3 bedrooms, 1 1/2 baths, and 2 car garage. All new interior paint including trim and ceilings. Front living area and bedrooms have original refinished hardwood floors. Both baths have been completely renovated with new plumbing and fixtures. Huge den with brick fireplace. Additional 400 Sq. Ft. workshop bonus area that is not included in the sq. footage. Must see! Call Max or Julie to view today 580-248-8817.

Key facts

• Brick fireplace
• Indoor playroom
• Built-in office area

Tags

• REFINISHED HARDWOOD FLOORS
• RECENTLY RENOVATED BATHS
• BRICK FIREPLACE
• BUILT-IN OFFICE AREA
• INDOOR PLAYROOM

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car garage with garage door opener; Garage faces side; Driveway and open parking available
• Security: Security system
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One-story
• Construction: Brick veneer construction
• Exterior features: Covered porch; Covered patio; Storm door(s); Wood fencing; Composition roof; Public maintained road access; City street frontage; Lot approximately 70 x 120 (8,400 sq ft)

Interior

• Kitchen: Cooktop; Microwave; Dishwasher; Refrigerator; Gas water heater
• Flooring: Vinyl; Carpet; Hardwood
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Storm windows and window coverings; Wood-burning fireplace; Security system; Crawl space
• Laundry & utility: Washer hookup; Washer and dryer included; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $85k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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: 1.09% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $180,147
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1613 NW 26th St	0.08mi	3/1.5	1,700 (-3%)	8mo	$150,000	$88	83
3319 NW Atlanta Ave	0.29mi	3/2.0	1,680 (-4%)	1mo	$180,000	$107	79
652 NW Waterford Dr	0.55mi	3/2.0	1,800 (+3%)	1mo	$245,000	$136	69
3405 NW Kinyon	0.47mi	4/2.0 (+1)	1,800 (+3%)	2mo	$205,000	$114	67
715 NW 36th St	0.63mi	3/2.0	1,800 (+3%)	1mo	$81,000	$45	65
833 NW 33rd St	0.38mi	3/2.0	1,600 (-8%)	4mo	$99,500	$62	65
408 NW 31st St	0.74mi	4/2.5 (+1)	1,700 (-3%)	2mo	$193,700	$114	53
1620 NW 38th St	0.55mi	4/2.0 (+1)	1,600 (-8%)	3mo	$100,000	$63	52
720 NW 36th	0.64mi	3/2.0	1,900 (+9%)	7mo	$246,000	$129	50
3909 NW Denver Ave	0.66mi	4/1.5 (+1)	1,600 (-8%)	1mo	$165,000	$103	47
3411 NW Ferris Ave	0.63mi	2/2.0 (-1)	1,900 (+9%)	5mo	$179,900	$95	47
2429 NW 28th St	0.75mi	4/2.0 (+1)	1,600 (-8%)	3mo	$165,000	$103	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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-890
• Equity at exit: $17,147

10-year hold

• IRR: 11.0%
• Equity multiple: 1.94×
• Total profit: $30,303
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$101 /mo · $1,216/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $236

Break-even live

Break-even rent $952

Max offer price $115,000

Occupancy floor 76%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-19
   status Pending
2. 2025-11-24
   historical Active Under Contract
3. 2025-11-19
   listed $115,000 Active
4. 2018-12-28
   soldstatus $84,900 488-char remark

   Show marketing remark (488 chars)

   Beautifully maintained home with over 1800 Sq. Ft! Includes 2 living areas, 3 bedrooms, 1 1/2 baths, and 2 car garage. All new interior paint including trim and ceilings. Front living area and bedrooms have original refinished hardwood floors. Both baths have been completely renovated with new plumbing and fixtures. Huge den with brick fireplace. Additional 400 Sq. Ft. workshop bonus area that is not included in the sq. footage. Must see! Call Max or Julie to view today 580-248-8817.

5. 2018-12-28
   soldstatus $85,000

   Show marketing remark (488 chars)

   Beautifully maintained home with over 1800 Sq. Ft! Includes 2 living areas, 3 bedrooms, 1 1/2 baths, and 2 car garage. All new interior paint including trim and ceilings. Front living area and bedrooms have original refinished hardwood floors. Both baths have been completely renovated with new plumbing and fixtures. Huge den with brick fireplace. Additional 400 Sq. Ft. workshop bonus area that is not included in the sq. footage. Must see! Call Max or Julie to view today 580-248-8817.

6. 2018-11-21
   listed $84,900 488-char remark

   Show marketing remark (488 chars)

   Beautifully maintained home with over 1800 Sq. Ft! Includes 2 living areas, 3 bedrooms, 1 1/2 baths, and 2 car garage. All new interior paint including trim and ceilings. Front living area and bedrooms have original refinished hardwood floors. Both baths have been completely renovated with new plumbing and fixtures. Huge den with brick fireplace. Additional 400 Sq. Ft. workshop bonus area that is not included in the sq. footage. Must see! Call Max or Julie to view today 580-248-8817.

ⓘ 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: $1,216 · $101/mo
• Projected year-2 tax: $1,216 · $101/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 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: $15,006
• − Mortgage interest: −$6,442
• − Property taxes: −$1,216
• − Insurance: −$575
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,345
• Taxable income: $1,026
• Est. tax owed @ 24.0%: −$246
• After-tax cash flow: $2,580/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

+35.5% since first listed

6 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2025-11-24 Contingent — LBRMLS
• 2025-11-19 Listed $115,000 LBRMLS
• 2018-12-28 Sold (Public Records) $85,000 Public Records
• 2018-12-28 Sold (MLS) $84,900 LBRMLS
• 2018-11-21 Listed $84,900 LBRMLS

Property tax history

+1.9%/yr

Latest (2025): $1,216 · +4.6% YoY. Source: county tax records.