1611 NW 22nd St · Lawton, OK 73505

$130,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 106 Days on market

Built 1948 7,462 sqft lot Est $102k · 27% 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 +20.5/30.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Fully Remodeled 3 Bed Home in the Heart of Lawton! Welcome to this beautifully updated 3 bedroom, 1 bathroom home offering approximately 1,500 sq ft of living space and centrally located in Lawton near shopping, dining, and everyday conveniences. This home features fresh exterior paint, brand new concrete in the front, and great curb appeal that creates a welcoming first impression. Inside, you’ll find a spacious living area with brand new laminate flooring, abundant natural light, and modern light fixtures throughout. The home has been fully refreshed with new paint, updated plumbing fixtures, and stylish finishes inside and out. The kitchen comes equipped with new appliances and fl

Key facts

• Fully remodeled
• Great curb appeal
• New concrete

Tags

• FULLY REMODELED
• FRESH EXTERIOR PAINT
• NEW CONCRETE
• GREAT CURB APPEAL
• SPACIOUS LIVING AREA
• NEW LAMINATE FLOORING

Property features AI

Finance

• Other: Property in Stephens addition
• Financial info: Loan qualifying allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead not claimed
• Home design: Single family residence; One-story; Existing property
• Construction: Brick and frame construction; Composition roof; Post-tension foundation; Built status: Existing
• Exterior features: No notable exterior features listed; Lot described as 'Other'

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $172 ($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 $126k (3.3% below list).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.0% 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); 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); 403 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 $899 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 106 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $58k; list at $130k implies a 126% 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: moderate 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 $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 0.97% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $102,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2312 NW Cheyenne Ave	0.28mi	3/2.0	1,400 (-7%)	4mo	$95,000	$68	73
1718 NW Maple Ave	0.61mi	4/2.0 (+1)	1,500 (0%)	1mo	$165,000	$110	66
1415 NW 23rd St	0.10mi	4/1.5 (+1)	1,300 (-13%)	2mo	$41,500	$32	65
1710 NW Kinyon Ave	0.61mi	3/2.0	1,400 (-7%)	0mo	$130,000	$93	60
1615 NW 25th St	0.23mi	3/1.0	1,300 (-13%)	4mo	$90,000	$69	60
2209 NW Smith Ave	0.49mi	3/1.0	1,400 (-7%)	4mo	$82,500	$59	59
833 NW 33rd St	0.63mi	3/2.0	1,600 (+7%)	4mo	$99,500	$62	56
1635 NW 26th St	0.32mi	3/1.0	1,300 (-13%)	4mo	$68,272	$53	55
1711 NW Liberty Ave	0.66mi	3/1.5	1,608 (+7%)	1mo	$55,000	$34	55
3301 NW Baltimore Ave	0.57mi	3/2.0	1,700 (+13%)	0mo	$199,900	$118	51
3319 NW Atlanta Ave	0.66mi	3/2.0	1,680 (+12%)	1mo	$180,000	$107	48
2236 NW Lindy Ave	0.70mi	3/1.0	1,300 (-13%)	5mo	$32,500	$25	37

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,375
• Equity at exit: $19,383

10-year hold

• IRR: 6.5%
• Equity multiple: 1.53×
• Total profit: $19,421
• Equity at exit: $11,240

Cash invested: $36,400 (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 73505

• Rents YoY: 5.1%
• Active inventory: 403
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $172

Break-even live

Break-even rent $1,040

Max offer price $130,000

Occupancy floor 81%

Sensitivity live

Price	-10% $246	-5% $209	+0% $172	+5% $135	+10% $98
Rent	-10% $73	-5% $122	+0% $172	+5% $222	+10% $271
Rate	-1.0pp $237	-0.5pp $205	base $172	+0.5pp $138	+1.0pp $104

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $130,000 Active 106 DOM
2. 2026-06-19
   days on market $130,000 Active 104 DOM
3. 2026-06-18
   days on market $130,000 Active 103 DOM
4. 2026-06-17
   days on market $130,000 Active 102 DOM
5. 2026-06-16
   days on market $130,000 Active 101 DOM
6. 2026-06-15
   days on market $130,000 Active 100 DOM
7. 2026-06-14
   days on market $130,000 Active 98 DOM
8. 2026-06-13
   days on market $130,000 Active 97 DOM
9. 2026-06-10
   days on market $130,000 Active 95 DOM
10. 2026-06-09
    days on market $130,000 Active 94 DOM
11. 2026-06-08
    days on market $130,000 Active 93 DOM
12. 2026-06-07
    days on market $130,000 Active 92 DOM
13. 2026-06-05
    days on market $130,000 Active 89 DOM
14. 2026-06-03
    days on market $130,000 Active 88 DOM
15. 2026-06-02
    days on market $130,000 Active 87 DOM
16. 2026-06-01
    days on market $130,000 Active 86 DOM
17. 2026-05-31
    days on market $130,000 Active 85 DOM
18. 2026-05-30
    days on market $130,000 Active 84 DOM
19. 2026-03-07
    listed $130,000 Active
20. 2026-02-28
    historical
21. 2025-08-01
    listed $130,000 Active
22. 2025-07-31
    historical
23. 2025-01-16
    listed $130,000 Active
24. 2024-07-01
    historical
25. 2024-03-03
    price $150,000
26. 2024-02-23
    listed $150,000 Active
27. 2024-01-12
    listed $155,000 Active
28. 2023-09-19
    soldstatus $57,500
29. 2007-01-10
    soldstatus $56,300
30. 2006-08-18
    listed $56,000
31. 2004-10-08
    soldstatus $69,000
32. 2003-01-16
    soldstatus $50,000
33. 1999-04-21
    soldstatus $75,000

ⓘ 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: $1,024 · $85/mo
• Projected year-2 tax: $1,170 · $98/mo
• Expected delta: +$146/yr (+$12/mo · 14.3%)

ⓘ 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 5/10 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: $15,087
• − Mortgage interest: −$7,282
• − Property taxes: −$1,024
• − Insurance: −$650
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$3,782
• Taxable loss: −$65
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $2,079/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

+73.3% since first listed

15 events — show timeline

• 2026-03-07 Listed $130,000 MLSOK
• 2026-02-28 Listing Removed — MLSOK
• 2025-08-01 Listed $130,000 MLSOK
• 2025-07-31 Listing Removed — MLSOK
• 2025-01-16 Listed $130,000 MLSOK
• 2024-07-01 Listing Removed — MLSOK
• 2024-03-03 Price Changed $150,000 MLSOK
• 2024-02-23 Listed $150,000 LBRMLS
• 2024-01-12 Listed $155,000 MLSOK
• 2023-09-19 Sold (Public Records) $57,500 Public Records
• 2007-01-10 Sold (MLS) $56,300 MLSOK
• 2006-08-18 Listed $56,000 MLSOK
• 2004-10-08 Sold (Public Records) $69,000 Public Records
• 2003-01-16 Sold (Public Records) $50,000 Public Records
• 1999-04-21 Sold (Public Records) $75,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,024 · +4.7% YoY. Source: county tax records.