2004 Charles Whitlow Ave · Lawton, OK 73501

$11,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 30 Days on market

Built 1963

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Priced for a quick sale, location has upside development potential. Buyer responsible for closing costs.

Key facts

• Built 1963
• Listed 29 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $11k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $11k).
• Recommended offer: $11k (1.5% below list) — sets the bar for market timing.
• Cap rate 116.9% 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, schools D-, crime 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.
• 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).
• This rent runs 33% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $76 of loan paydown is wiped out by about $78 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($11k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $10,835 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — 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. 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?
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: 12.45% ✓
• Cap rate: 116.87%
• Cash-on-cash: 394.91%
• DSCR: 18.57
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $76,608
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2008 SW Monroe Ave	0.07mi	3/1.0	1,200 (-11%)	14mo	$25,000	$21	67
1913 SW 24th St	0.31mi	3/1.5	1,271 (-5%)	8mo	$96,000	$76	67
2501 SW Latham Ave	0.60mi	3/2.0	1,300 (-3%)	3mo	$74,000	$57	60
2401 SW Park Ave	0.58mi	3/1.0	1,200 (-11%)	4mo	$68,500	$57	52
1809 SW Douglas Ave	0.23mi	3/1.0	1,144 (-15%)	15mo	$10,000	$9	52
1208 SW 24th St	0.60mi	4/1.5 (+1)	1,400 (+4%)	14mo	$97,500	$70	46
2402 SW Park Ave	0.55mi	3/2.0	1,200 (-11%)	11mo	$70,000	$58	44
1216 NW 26th St	0.69mi	4/1.5 (+1)	1,440 (+7%)	19mo	$66,000	$46	33

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: —
• Equity multiple: 21.17×
• Total profit: $62,121
• Equity at exit: $2,810

10-year hold

• IRR: —
• Equity multiple: 43.62×
• Total profit: $131,265
• Equity at exit: $3,084

Cash invested: $3,080 (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: 0.7×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$58
• Tax from tax record: −$6 /mo · $72/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $1,014

Break-even live

Break-even rent $86

Max offer price $11,000

Occupancy floor 21%

Sensitivity live

Price	-10% $1,020	-5% $1,017	+0% $1,014	+5% $1,010	+10% $1,007
Rent	-10% $905	-5% $960	+0% $1,014	+5% $1,068	+10% $1,122
Rate	-1.0pp $1,019	-0.5pp $1,016	base $1,014	+0.5pp $1,011	+1.0pp $1,008

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: $2,750
• Closing costs: $330
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $11,000 Active 30 DOM
2. 2026-06-18
   days on market $11,000 Active 29 DOM
3. 2026-06-17
   days on market $11,000 Active 28 DOM
4. 2026-06-16
   days on market $11,000 Active 27 DOM
5. 2026-06-15
   days on market $11,000 Active 26 DOM
6. 2026-06-14
   days on market $11,000 Active 24 DOM
7. 2026-06-13
   days on market $11,000 Active 23 DOM
8. 2026-06-10
   days on market $11,000 Active 21 DOM
9. 2026-06-09
   days on market $11,000 Active 20 DOM
10. 2026-06-08
    days on market $11,000 Active 19 DOM
11. 2026-06-07
    days on market $11,000 Active 18 DOM
12. 2026-06-05
    days on market $11,000 Active 15 DOM
13. 2026-06-03
    days on market $11,000 Active 14 DOM
14. 2026-06-02
    days on market $11,000 Active 13 DOM
15. 2026-06-01
    days on market $11,000 Active 12 DOM
16. 2026-05-31
    days on market $11,000 Active 11 DOM
17. 2026-05-30
    days on market $11,000 Active 10 DOM
18. 2026-05-21
    listed $11,000 Active

ⓘ 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: $72 · $6/mo
• Projected year-2 tax: $99 · $8/mo
• Expected delta: +$27/yr (+$2/mo · 37.5%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 17 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: $16,434
• − Mortgage interest: −$616
• − Property taxes: −$72
• − Insurance: −$55
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$320
• Taxable income: $12,741
• Est. tax owed @ 24.0%: −$3,058
• After-tax cash flow: $9,105/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

1 event — show timeline

• 2026-05-21 Listed $11,000 FSBO.com

Property tax history

-10.6%/yr

Latest (2025): $72 · +5.9% YoY. Source: county tax records.