774 NW 16th St · Lawton, OK 73507

$123,500

3 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 80 Days on market

Built 1940 0.26 ac lot Est $83k · 48% over

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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 +21.1/30.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Step into nearly 1,100 square feet of beautifully updated living in this charming 2-bedroom home, where modern upgrades meet timeless comfort. This property has been thoughtfully improved throughout, featuring a new roof, energy-efficient windows, an updated electrical panel, and updated plumbing—providing peace of mind for years to come. The fully remodeled bathroom is completely new from top to bottom, while the kitchen shines with granite countertops, an undermount sink, and recessed lighting, creating a clean and inviting space for everyday living and entertaining. A new electric hot water heater adds even more efficiency and value. Ideally located in the highly desirable Fields

Key facts

• Granite countertops
• New roof
• Updated plumbing

Tags

• NEW ROOF
• ENERGY EFFICIENT WINDOWS
• UPDATED ELECTRICAL PANEL
• UPDATED PLUMBING
• FULLY REMODELED BATHROOM
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Property type: Residential - Single Family Residence; Zoning: R-1 Single Family; Property condition: Updated/Remodeled
• Financial info: Financial specifics not provided
• HOA & community: No HOA information provided

Exterior

• Parking: 1 covered parking space; 1 total parking space; 1-car garage
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Natural gas available; Electric water heater
• Home design: Single family residence; Updated/remodeled; One level
• Construction: Construction materials not specified; Foundation: crawl space
• Exterior features: Storm door(s); Chain link and wood fencing; Composition roof; City street frontage; Public maintained road; Lot dimensions approximately 70 x 160 (square feet)

Interior

• Kitchen: Granite counters
• Bedrooms: Details not provided
• Flooring: Ceramic tile; Carpet; Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater; Other heating; Ceiling fans; Window air units; Multiple cooling units
• Interior features: Granite counters; Double pane windows; Electric water heater; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/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 $117k (5.4% below list).
• Recommended offer: $116k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 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 $854 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 80 days — a 6% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $124k implies a 815% 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,090 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $83,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 NW Kingsbury	0.37mi	2/1.0 (-1)	1,146 (+5%)	3mo	$35,000	$31	67
732 NW 16th St	0.26mi	2/1.0 (-1)	1,200 (+10%)	3mo	$99,000	$83	65
1605 NW Columbia Ave	0.66mi	2/1.0 (-1)	1,100 (+0%)	1mo	$73,800	$67	63
1722 NW Liberty Ave	0.27mi	3/3.0	1,200 (+10%)	3mo	$135,000	$113	61
1122 NW Oak Ave	0.37mi	2/1.0 (-1)	1,000 (-9%)	6mo	$79,000	$79	58
1339 NW Ferris	0.45mi	3/2.0	1,000 (-9%)	4mo	$75,900	$76	57
1742 NW Ash Ave	0.50mi	3/1.0	1,200 (+10%)	6mo	$100,000	$83	56
701 NW 22nd St	0.60mi	2/1.0 (-1)	1,000 (-9%)	1mo	$49,200	$49	52
1419 NW 23rd St	0.70mi	3/1.0	1,000 (-9%)	4mo	$19,900	$20	50
1410 NW Columbia Ave	0.71mi	3/2.0	1,200 (+10%)	5mo	$108,000	$90	43
1204 NW Taft	0.59mi	2/1.0 (-1)	950 (-13%)	5mo	$35,000	$37	41
1708 NW Floyd	0.74mi	3/2.0	1,200 (+10%)	6mo	$45,000	$38	40

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: -9.8%
• Equity multiple: 0.65×
• Total profit: $-12,046
• Equity at exit: $18,414

10-year hold

• IRR: -4.2%
• Equity multiple: 0.75×
• Total profit: $-8,535
• Equity at exit: $10,678

Cash invested: $34,580 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$648
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $175

Break-even live

Break-even rent $947

Max offer price $123,500

Occupancy floor 80%

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: $30,875
• Closing costs: $3,705
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $123,500 Active 80 DOM
2. 2026-06-18
   days on market $123,500 Active 79 DOM
3. 2026-06-17
   days on market $123,500 Active 78 DOM
4. 2026-06-16
   days on market $123,500 Active 77 DOM
5. 2026-06-15
   days on market $123,500 Active 76 DOM
6. 2026-06-14
   days on market $123,500 Active 74 DOM
7. 2026-06-13
   days on market $123,500 Active 73 DOM
8. 2026-06-10
   days on market $123,500 Active 71 DOM
9. 2026-06-09
   days on market $123,500 Active 70 DOM
10. 2026-06-08
    days on market $123,500 Active 69 DOM
11. 2026-06-07
    days on market $123,500 Active 68 DOM
12. 2026-06-05
    days on market $123,500 Active 65 DOM
13. 2026-06-03
    days on market $123,500 Active 64 DOM
14. 2026-06-02
    days on market $123,500 Active 63 DOM
15. 2026-06-01
    days on market $123,500 Active 62 DOM
16. 2026-05-31
    days on market $123,500 Active 61 DOM
17. 2026-05-30
    days on market $123,500 Active 60 DOM
18. 2026-03-31
    listed $123,500 Active
19. 1999-11-17
    soldstatus $13,500

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: +$522/yr (+$44/mo · 88.7%)

ⓘ 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 · 18 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: $14,027
• − Mortgage interest: −$6,918
• − Property taxes: −$589
• − Insurance: −$618
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$3,593
• Taxable income: $65
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $2,087/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

+814.8% since first listed

2 events — show timeline

• 2026-03-31 Listed $123,500 LBRMLS
• 1999-11-17 Sold (Public Records) $13,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $589 · +4.8% YoY. Source: county tax records.