2202 NW Cheyenne Ave · Lawton, OK 73505

$110,000

4 bd · 3.0 ba · 2,280 sqft · SingleFamily public records · 407 Days on market

Built 1953

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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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• 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

Sold when listed

Key facts

• Garage
• Pool
• Built 1953

Property features AI

Exterior

• Parking: No garage (former garage converted)
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Two levels
• Construction: Brick veneer construction
• Exterior features: Covered porch; Wood fence; In-ground private pool; Composition roof; Public maintained road frontage on a city street; Lot dimensions approximately 138 x 26 x 64 x 140 x 114

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Oven; Range hood
• Flooring: Vinyl; Hardwood
• Heating & cooling: Central heating; Central electric air conditioning; Ceiling fan(s)
• Interior features: Dishwasher, Disposal, Refrigerator, Oven, Range hood, Gas water heater; Ceiling fan(s); Central heating; Central electric air conditioning; Crawl space
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 $761 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 407 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $55k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 407 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 1953 — 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: 1.28% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.93%
• DSCR: 1.53
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $232,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1702 NW 31st St	0.45mi	4/3.0	2,300 (+1%)	20mo	$235,000	$102	61
1618 NW 24th St	0.24mi	4/2.0	2,031 (-11%)	10mo	$169,000	$83	58
1616 NW 36th St	0.72mi	4/3.0	2,500 (+10%)	1mo	$307,000	$123	50
1603 NW 34th St	0.69mi	3/3.0 (-1)	2,265 (-1%)	18mo	$265,000	$117	47
2320 NW 34th St	0.70mi	4/1.5	2,200 (-4%)	13mo	$165,000	$75	45
3106 NW Brent Cir	0.47mi	3/2.0 (-1)	2,100 (-8%)	16mo	$240,000	$114	43
1809 NW 32nd St	0.60mi	4/2.5	2,137 (-6%)	21mo	$190,000	$89	42
2115 NW Atlanta Ave	0.27mi	3/3.0 (-1)	2,600 (+14%)	20mo	$226,000	$87	42
2907 NW Liberty Ave	0.71mi	3/2.0 (-1)	2,300 (+1%)	21mo	$245,000	$107	39
1708 NW Pollard Ave	0.62mi	4/2.0	2,000 (-12%)	9mo	$65,000	$33	39
1714 NW Pollard Ave	0.60mi	4/2.0	2,000 (-12%)	22mo	$145,000	$73	29
1616 NW 32nd St	0.51mi	3/2.0 (-1)	1,961 (-14%)	20mo	$215,490	$110	27

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: 4.0%
• Equity multiple: 1.16×
• Total profit: $4,837
• Equity at exit: $16,401

10-year hold

• IRR: 15.5%
• Equity multiple: 2.39×
• Total profit: $42,857
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$187 /mo · $2,248/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $306

Break-even live

Break-even rent $1,025

Max offer price $110,000

Occupancy floor 73%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $110,000 Active 407 DOM
2. 2026-06-18
   days on market $110,000 Active 406 DOM
3. 2026-06-17
   days on market $110,000 Active 405 DOM
4. 2026-06-16
   days on market $110,000 Active 404 DOM
5. 2026-06-15
   days on market $110,000 Active 403 DOM
6. 2026-06-14
   days on market $110,000 Active 401 DOM
7. 2026-06-13
   days on market $110,000 Active 400 DOM
8. 2026-06-10
   days on market $110,000 Active 398 DOM
9. 2026-06-09
   days on market $110,000 Active 397 DOM
10. 2026-06-08
    days on market $110,000 Active 396 DOM
11. 2026-06-07
    days on market $110,000 Active 395 DOM
12. 2026-06-05
    days on market $110,000 Active 392 DOM
13. 2026-06-03
    days on market $110,000 Active 391 DOM
14. 2026-06-02
    days on market $110,000 Active 390 DOM
15. 2026-06-01
    days on market $110,000 Active 389 DOM
16. 2026-05-31
    days on market $110,000 Active 388 DOM
17. 2026-05-30
    days on market $110,000 Active 387 DOM
18. 2026-01-15
    status Active
19. 2025-08-05
    price $110,000
20. 2025-04-22
    listed $165,000 Active
21. 2025-03-17
    price $181,350
22. 2025-01-14
    listed $190,000 Active
23. 2021-06-24
    soldstatus $175,000 16-char remark

    Show marketing remark (16 chars)

    Sold when listed

24. 2021-04-26
    listed $169,000 16-char remark

    Show marketing remark (16 chars)

    Sold when listed

25. 2019-10-16
    soldstatus $53,000
26. 2019-10-15
    soldstatus $53,000
27. 2019-08-15
    listed $55,000

ⓘ 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: $2,248 · $187/mo
• Projected year-2 tax: $2,248 · $187/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 6/10 Major 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: $16,955
• − Mortgage interest: −$6,162
• − Property taxes: −$2,248
• − Insurance: −$550
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$3,200
• Taxable income: $2,083
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $3,175/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

+100.0% since first listed

10 events — show timeline

• 2026-01-15 Relisted — LBRMLS
• 2025-08-05 Price Changed $110,000 LBRMLS
• 2025-04-22 Listed $165,000 LBRMLS
• 2025-03-17 Price Changed $181,350 LBRMLS
• 2025-01-14 Listed $190,000 LBRMLS
• 2021-06-24 Sold (MLS) $175,000 LBRMLS
• 2021-04-26 Listed $169,000 LBRMLS
• 2019-10-16 Sold (Public Records) $53,000 Public Records
• 2019-10-15 Sold (MLS) $53,000 LBRMLS
• 2019-08-15 Listed $55,000 LBRMLS

Property tax history

+7.2%/yr

Latest (2025): $2,248 · +4.7% YoY. Source: county tax records.