1911 NW Columbia Ave · Lawton, OK 73507

$117,500

2 bd · 1.0 ba · 1,203 sqft · SingleFamily public records · 15 Days on market

Built 1948 7,700 sqft lot Est $108k · 9% over

---

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 +17.4/30.0
• DSCR +5.4/10.0
• 1% rule +4.0/10.0
• ARV discount +3.7/15.0
• 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 MLS

Nice curb appeal showcasing a beautiful wood deck in front. Large workshop in back. Separate dining area and spacious living area.

Key facts

• New gorgeous kitchen
• Granite countertops
• New bathrooms

Tags

• NEW GORGEOUS KITCHEN
• GRANITE COUNTERTOPS
• WHITE SUBWAY TILE BACKSPLASH
• NEW SLEEK LVT FLOORING
• NEW BATHROOMS
• NEW TUB

Property features AI

Finance

• Other: Residential property

Exterior

• Parking: Driveway; Open parking (no garage)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One-story; Updated/remodeled
• Construction: Brick veneer construction; Composition roof; Crawl space foundation; Built (year not provided)
• Exterior features: Chain link and wood fencing; Shed(s); Public maintained road access; City street frontage; Lot dimensions approximately 55 x 140

Interior

• Kitchen: Microwave; Dishwasher; Refrigerator; Gas water heater
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning; Ceiling fans
• Interior features: Granite counters; Window coverings
• Laundry & utility: Washer hookup in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $89 ($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 $106k (9.8% below list).
• Recommended offer: $106k (9.8% 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; 209 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 $812 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 ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago 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 $34k; list at $118k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $105,968 (9.8% below list)

Questions for the listing agent

1. Built in 1948 — 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: 0.90% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $108,270
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1603 NW Columbia Ave	0.27mi	2/1.0	1,200 (-0%)	8mo	$35,000	$29	81
1742 NW Ash Ave	0.25mi	3/1.0 (+1)	1,200 (-0%)	6mo	$100,000	$83	78
732 NW 16th St	0.48mi	2/1.0	1,200 (-0%)	3mo	$99,000	$83	75
1605 NW Columbia Ave	0.26mi	2/1.0	1,100 (-9%)	1mo	$73,800	$67	73
1416 NW Bell Ave	0.40mi	3/2.0 (+1)	1,200 (-0%)	3mo	$119,900	$100	70
1410 NW Columbia Ave	0.42mi	3/2.0 (+1)	1,200 (-0%)	5mo	$108,000	$90	67
1703 NW Euclid Ave	0.25mi	3/2.0 (+1)	1,300 (+8%)	2mo	$42,000	$32	64
1722 NW Liberty Ave	0.46mi	3/3.0 (+1)	1,200 (-0%)	3mo	$135,000	$113	63
1702 NW Euclid Ave	0.25mi	3/1.5 (+1)	1,300 (+8%)	7mo	$42,000	$32	62
1703 NW Lake Ave	0.25mi	3/2.0 (+1)	1,100 (-9%)	6mo	$135,000	$123	60
1704 NW Oak Ave	0.64mi	3/2.0 (+1)	1,092 (-9%)	1mo	$141,500	$130	45
1202 NW Oak Ave	0.75mi	2/1.0	1,056 (-12%)	7mo	$117,700	$111	39

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: -14.1%
• Equity multiple: 0.51×
• Total profit: $-16,264
• Equity at exit: $17,520

10-year hold

• IRR: -10.2%
• Equity multiple: 0.45×
• Total profit: $-18,060
• Equity at exit: $10,159

Cash invested: $32,900 (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: 209
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$616
• Tax from tax record: −$83 /mo · $999/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $89

Break-even live

Break-even rent $947

Max offer price $117,500

Occupancy floor 87%

Sensitivity live

Price	-10% $155	-5% $122	+0% $89	+5% $55	+10% $22
Rent	-10% $5	-5% $47	+0% $89	+5% $131	+10% $172
Rate	-1.0pp $148	-0.5pp $119	base $89	+0.5pp $58	+1.0pp $27

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-13
   statusdays on market $117,500 Pending 15 DOM
2. 2026-06-10
   days on market $117,500 Active 14 DOM
3. 2026-06-09
   days on market $117,500 Active 13 DOM
4. 2026-06-08
   days on market $117,500 Active 12 DOM
5. 2026-06-07
   days on market $117,500 Active 11 DOM
6. 2026-06-05
   days on market $117,500 Active 8 DOM
7. 2026-06-03
   days on market $117,500 Active 7 DOM
8. 2026-06-02
   days on market $117,500 Active 6 DOM
9. 2026-06-01
   days on market $117,500 Active 5 DOM
10. 2026-05-31
    days on market $117,500 Active 4 DOM
11. 2026-05-30
    days on market $117,500 Active 3 DOM
12. 2026-05-27
    listed $117,500 Active
13. 2014-07-08
    soldstatus $33,600 130-char remark

    Show marketing remark (130 chars)

    Nice curb appeal showcasing a beautiful wood deck in front. Large workshop in back. Separate dining area and spacious living area.

14. 2014-01-29
    listed $29,900 130-char remark

    Show marketing remark (130 chars)

    Nice curb appeal showcasing a beautiful wood deck in front. Large workshop in back. Separate dining area and spacious living area.

15. 2007-06-06
    soldstatus $92,000
16. 2006-12-15
    soldstatus $53,000

ⓘ 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: $999 · $83/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$58/yr (+$5/mo · 5.9%)

ⓘ 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 ≥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: $12,716
• − Mortgage interest: −$6,582
• − Property taxes: −$999
• − Insurance: −$588
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$3,418
• Taxable loss: −$905
• Est. tax savings @ 24.0%: +$217
• After-tax cash flow: $1,282/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

+121.7% since first listed

5 events — show timeline

• 2026-05-27 Listed $117,500 LBRMLS
• 2014-07-08 Sold (MLS) $33,600 LBRMLS
• 2014-01-29 Listed $29,900 LBRMLS
• 2007-06-06 Sold (Public Records) $92,000 Public Records
• 2006-12-15 Sold (Public Records) $53,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $999 · +4.6% YoY. Source: county tax records.