1124 NW Elm Ave · Lawton, OK 73507

$122,000

3 bd · 1.0 ba · 2,169 sqft · SingleFamily public records · 15 Days on market

Built 1941 Est $208k · 41% 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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This is house will be a great home to remodel. 1940's charm. - it has a new roof approx 2 years old. It’s ready for remodeling 4 bedrooms 3 baths, approx 2400 sq ft located in Fields & Dunning …call Cindy McGuire for more info 580-585-1087.

Key facts

• New roof
• Garage
• Pool

Tags

• NEW ROOF

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car carport; No garage (converted garage)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Two levels; Brick veneer construction; Composition roof; R-1 single family zoning; City street frontage (61 x 135 x 52 x 126 lot dimensions); Public maintained road
• Construction: Brick veneer construction; Composition roof; Crawl space foundation; Built as a two-story single-family home
• Exterior features: Covered porch; Wood fencing; Above-ground private pool; Shed(s)

Interior

• Kitchen: Gas water heater
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Natural gas heating; Central electric cooling
• Interior features: Breakfast bar; Fireplace
• Laundry & utility: Washer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $119k (2.3% below list).
• Recommended offer: $119k (2.3% 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: Whittier Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 351 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 flat; 208 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 $843 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 15 days — a 2% lower offer ($120k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,230 (2.3% below list)

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $208,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1117 NW Elm Ave	0.05mi	3/3.0	2,200 (+1%)	3mo	$189,900	$86	85
1306 NW Ash Ave	0.24mi	3/3.0	2,200 (+1%)	16mo	$220,000	$100	65
1206 NW Parkview Blvd	0.16mi	3/2.0	1,967 (-9%)	12mo	$196,900	$100	63
912 NW Columbia Ave	0.59mi	3/2.0	2,100 (-3%)	2mo	$115,000	$55	61
805 NW Parkview Blvd	0.16mi	3/2.0	1,900 (-12%)	8mo	$182,000	$96	61
1318 NW Cherry Ave	0.22mi	3/2.0	1,900 (-12%)	7mo	$172,500	$91	59
768 NW 16th St	0.37mi	3/3.0	1,925 (-11%)	6mo	$223,100	$116	51
506 NW Ft Sill Blvd	0.41mi	3/1.0	2,000 (-8%)	21mo	$203,000	$102	50
1206 NW Lake Ave	0.65mi	4/2.0 (+1)	2,139 (-1%)	12mo	$218,000	$102	48
909 NW Columbia Ave	0.57mi	4/2.0 (+1)	2,000 (-8%)	7mo	$144,500	$72	46
1221 NW Oak	0.31mi	3/2.0	1,900 (-12%)	22mo	$90,000	$47	43
1122 NW Laird Ave	0.29mi	4/3.0 (+1)	2,400 (+11%)	16mo	$80,000	$33	43

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 · 0.25% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.50×
• Total profit: $-16,927
• Equity at exit: $18,191

10-year hold

• IRR: -10.7%
• Equity multiple: 0.43×
• Total profit: $-19,358
• Equity at exit: $10,548

Cash invested: $34,160 (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 73507

• Home prices YoY: -23.2%
• Rents YoY: 0.2%
• Active inventory: 208
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$640
• Tax from tax record: −$157 /mo · $1,879/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $95

Break-even live

Break-even rent $1,072

Max offer price $122,000

Occupancy floor 87%

Sensitivity live

Price	-10% $164	-5% $129	+0% $95	+5% $60	+10% $26
Rent	-10% $1	-5% $48	+0% $95	+5% $142	+10% $189
Rate	-1.0pp $156	-0.5pp $126	base $95	+0.5pp $63	+1.0pp $31

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $122,000 Active 15 DOM
2. 2026-06-18
   days on market $122,000 Active 14 DOM
3. 2026-06-17
   days on market $122,000 Active 13 DOM
4. 2026-06-16
   days on market $122,000 Active 12 DOM
5. 2026-06-15
   days on market $122,000 Active 11 DOM
6. 2026-06-14
   days on market $122,000 Active 9 DOM
7. 2026-06-13
   days on market $122,000 Active 8 DOM
8. 2026-06-10
   days on market $122,000 Active 6 DOM
9. 2026-06-09
   days on market $122,000 Active 5 DOM
10. 2026-06-08
    days on market $122,000 Active 4 DOM
11. 2026-06-07
    days on market $122,000 Active 3 DOM
12. 2026-06-05
    remarks 242-char remark
13. 2026-06-05
    listed $122,000 Active 1 DOM

ⓘ 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: $1,879 · $157/mo
• Projected year-2 tax: $1,879 · $157/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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: $14,308
• − Mortgage interest: −$6,834
• − Property taxes: −$1,879
• − Insurance: −$610
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$3,549
• Taxable loss: −$854
• Est. tax savings @ 24.0%: +$205
• After-tax cash flow: $1,341/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): 21,046
• Household income: $62,132
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 979.0

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 0.65)
• Race & ethnicity: White 56% Hispanic / Latino 14% Two or more races 13% Black 13% Native American 7% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -38.48%
• Current HPI: 127.057
• Rent YoY: ▲ 0.25%
• 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

1 event — show timeline

• 2026-06-03 Listed $122,000 LBRMLS

Property tax history

+4.0%/yr

Latest (2025): $1,879 · +3.8% YoY. Source: county tax records.