1601 SW A Ave · Lawton, OK 73501

$105,000

2 bd · 1.0 ba · 1,531 sqft · SingleFamily public records · 26 Days on market

Built 1938 8,000 sqft lot Est $112k · 6% under

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Why this score? — see what drove the B- 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 +28.0/30.0
• ARV discount +10.2/15.0
• DSCR +9.9/10.0
• 1% rule +6.5/10.0
• 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 MLS

Charming 1930s 2-bedroom, 1-bath home on a spacious corner lot in central Lawton. With over 1,500 sq ft, this property offers generous living space, a detached garage, and a large backyard—ideal for entertaining or expansion. Original character throughout, including hardwood flooring and vintage details. This home offers great potential with some updates and TLC. Perfect opportunity for investors or buyers looking to restore a classic. Sold as-is.

Key facts

• Renovated home
• Income potential
• Modern updates

Tags

• DETACHED GARAGE
• RENOVATED HOME
• INCOME POTENTIAL
• LOW MAINTENANCE INVESTMENT
• MODERN UPDATES

Property features AI

Finance

• Financial info: Annual tax information provided

Exterior

• Parking: 2 total parking spaces; 1-car garage; 1-car carport; 2 covered spaces
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One level; Updated/remodeled condition
• Construction: Stone construction
• Exterior features: Covered patio and porch; Wood fencing; Composition roof; Public maintained road access; City street frontage

Interior

• Kitchen: Cooktop; Gas water heater
• Bedrooms: Information about bedroom count/levels not provided
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central electric cooling
• Interior features: Double pane and storm windows with window coverings; Updated/remodeled interior; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Lincoln Es (math 8% / reading 8%, grade F, #741 of 845 statewide, top 89%, 401 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 rising (+1.7%/yr); 117 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 (-0.7%/yr); year-one equity from $726 of loan paydown is wiped out by about $744 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $36k; list at $105k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — 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: 1.15% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.31%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $111,763
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1601 SW A Ave	0.00mi	2/1.0	1,531 (0%)	10mo	$36,000	$24	91
1707 SW C Ave	0.20mi	3/1.0 (+1)	1,500 (-2%)	8mo	$67,000	$45	76
204 SW 16th St	0.12mi	2/2.0	1,400 (-9%)	8mo	$5,000	$4	69
1407 NW Lake Ave	0.26mi	3/2.0 (+1)	1,500 (-2%)	9mo	$110,000	$73	68
1712 NW Bell Ave	0.31mi	3/2.0 (+1)	1,500 (-2%)	6mo	$100,000	$67	68
1705 NW Lake Ave	0.26mi	3/2.0 (+1)	1,416 (-8%)	1mo	$179,000	$126	66
1505 NW Lake Ave	0.23mi	3/2.0 (+1)	1,400 (-9%)	4mo	$61,001	$44	63
1515 SW H Ave	0.54mi	3/2.0 (+1)	1,400 (-9%)	2mo	$120,000	$86	50
1315 NW Ash Ave	0.67mi	3/2.0 (+1)	1,400 (-9%)	1mo	$150,000	$107	45
2105 NW Columbia Ave	0.60mi	2/2.0	1,700 (+11%)	8mo	$150,000	$88	44
1805 NW Dearborn Ave	0.49mi	3/2.0 (+1)	1,684 (+10%)	11mo	$48,000	$29	42
903 NW Columbia Ave	0.68mi	3/2.0 (+1)	1,700 (+11%)	12mo	$155,500	$91	31

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: 9.5%
• Equity multiple: 1.43×
• Total profit: $12,640
• Equity at exit: $26,819

10-year hold

• IRR: 14.4%
• Equity multiple: 2.41×
• Total profit: $41,331
• Equity at exit: $29,438

Cash invested: $29,400 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $326

Break-even live

Break-even rent $798

Max offer price $105,000

Occupancy floor 68%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-30
   listed $105,000 Active
2. 2025-08-07
   soldstatus $36,000 Closed 457-char remark

   Show marketing remark (457 chars)

   Charming 1930s 2-bedroom, 1-bath home on a spacious corner lot in central Lawton. With over 1,500 sq ft, this property offers generous living space, a detached garage, and a large backyard—ideal for entertaining or expansion. Original character throughout, including hardwood flooring and vintage details. This home offers great potential with some updates and TLC. Perfect opportunity for investors or buyers looking to restore a classic. Sold as-is.

3. 2025-07-25
   historical Active Under Contract 457-char remark

   Show marketing remark (457 chars)

   Charming 1930s 2-bedroom, 1-bath home on a spacious corner lot in central Lawton. With over 1,500 sq ft, this property offers generous living space, a detached garage, and a large backyard—ideal for entertaining or expansion. Original character throughout, including hardwood flooring and vintage details. This home offers great potential with some updates and TLC. Perfect opportunity for investors or buyers looking to restore a classic. Sold as-is.

4. 2025-07-15
   status Active 457-char remark

   Show marketing remark (457 chars)

   Charming 1930s 2-bedroom, 1-bath home on a spacious corner lot in central Lawton. With over 1,500 sq ft, this property offers generous living space, a detached garage, and a large backyard—ideal for entertaining or expansion. Original character throughout, including hardwood flooring and vintage details. This home offers great potential with some updates and TLC. Perfect opportunity for investors or buyers looking to restore a classic. Sold as-is.

5. 2025-07-08
   historical Active Under Contract 457-char remark

   Show marketing remark (457 chars)

   Charming 1930s 2-bedroom, 1-bath home on a spacious corner lot in central Lawton. With over 1,500 sq ft, this property offers generous living space, a detached garage, and a large backyard—ideal for entertaining or expansion. Original character throughout, including hardwood flooring and vintage details. This home offers great potential with some updates and TLC. Perfect opportunity for investors or buyers looking to restore a classic. Sold as-is.

6. 2025-06-11
   price $55,000 457-char remark

   Show marketing remark (457 chars)

   Charming 1930s 2-bedroom, 1-bath home on a spacious corner lot in central Lawton. With over 1,500 sq ft, this property offers generous living space, a detached garage, and a large backyard—ideal for entertaining or expansion. Original character throughout, including hardwood flooring and vintage details. This home offers great potential with some updates and TLC. Perfect opportunity for investors or buyers looking to restore a classic. Sold as-is.

7. 2025-05-01
   listed $65,000 Active 457-char remark

   Show marketing remark (457 chars)

   Charming 1930s 2-bedroom, 1-bath home on a spacious corner lot in central Lawton. With over 1,500 sq ft, this property offers generous living space, a detached garage, and a large backyard—ideal for entertaining or expansion. Original character throughout, including hardwood flooring and vintage details. This home offers great potential with some updates and TLC. Perfect opportunity for investors or buyers looking to restore a classic. Sold as-is.

ⓘ 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: $430 · $36/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$515/yr (+$43/mo · 119.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $14,525
• − Mortgage interest: −$5,882
• − Property taxes: −$430
• − Insurance: −$525
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$3,055
• Taxable income: $2,310
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $3,358/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

+61.5% since first listed

7 events — show timeline

• 2026-04-30 Listed $105,000 LBRMLS
• 2025-08-07 Sold (MLS) $36,000 LBRMLS
• 2025-07-25 Contingent — LBRMLS
• 2025-07-15 Relisted — LBRMLS
• 2025-07-08 Contingent — LBRMLS
• 2025-06-11 Price Changed $55,000 LBRMLS
• 2025-05-01 Listed $65,000 LBRMLS

Property tax history

-4.0%/yr

Latest (2025): $430 · +3.6% YoY. Source: county tax records.