1412 SW 6th St · Lawton, OK 73505

$25,000

1 bd · 1.0 ba · 1,054 sqft · SingleFamily public records · 139 Days on market

Built 1938 4,492 sqft lot Est $47k · 47% under ↓ 29% since listing

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

Calling all investors! This is a perfect project property for those looking to transform a home and capitalize on its potential! This home is a 2 bed, 1 bath, offering approximately 1,054 sq ft with a spacious detached 2 car garage and carport, an extra carport in front, 2 storage sheds and a large primary closet. The hardwood floors are also original to the house! Call 620-290-3770 to see this property with endless potential! The seller is also throwing in the empty lot behind the house at no extra charge!

Key facts

• Large primary closet
• Extra carport
• Detached car garage

Tags

• DETACHED CAR GARAGE
• EXTRA CARPORT
• STORAGE SHEDS
• LARGE PRIMARY CLOSET

Property features AI

Finance

• Other: Property listed as residential
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: 3 total parking spaces; 2-car garage; 1-car carport; 3 covered parking spaces
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Vinyl siding; Composition roof; Slab foundation; Built details not provided
• Exterior features: Chain link fencing; Shed(s); Corner lot; City street frontage; Public maintained road

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Information on bedroom count and levels not provided
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Window unit cooling; Electric cooling
• Interior features: Gas water heater; No fireplace
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 37.0% 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 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1938 — 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: 4.10% ✓
• Cap rate: 37.03%
• Cash-on-cash: 109.78%
• DSCR: 5.88
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $47,430
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 SW Jefferson Ave	0.10mi	2/1.0 (+1)	1,010 (-4%)	16mo	$76,000	$75	70
914 SW Monroe	0.36mi	2/1.0 (+1)	1,000 (-5%)	4mo	$11,000	$11	67
410 SW Washington	0.17mi	1/1.0	1,000 (-5%)	22mo	$45,000	$45	66
213 SW Park Ave	0.46mi	2/1.0 (+1)	1,000 (-5%)	2mo	$30,000	$30	63
909 SW 5th St	0.44mi	2/1.0 (+1)	1,000 (-5%)	17mo	$36,500	$37	52
312 SW H Ave	0.59mi	2/2.0 (+1)	1,000 (-5%)	7mo	$152,700	$153	49
909 SW Garfield Ave	0.34mi	2/1.0 (+1)	1,200 (+14%)	12mo	$41,000	$34	46
802 SW 5th St	0.57mi	2/1.0 (+1)	1,000 (-5%)	19mo	$68,900	$69	44
715 SW Roosevelt Ave	0.28mi	2/1.0 (+1)	1,200 (+14%)	23mo	$27,000	$23	39
1011 SW 9th St	0.42mi	2/1.0 (+1)	900 (-15%)	20mo	$60,000	$67	34
904 SW G Ave	0.70mi	2/1.0 (+1)	900 (-15%)	9mo	$8,000	$9	30
1305 SW Georgia	0.75mi	2/2.0 (+1)	900 (-15%)	19mo	$149,900	$167	16

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: —
• Equity multiple: 6.57×
• Total profit: $39,001
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 14.74×
• Total profit: $96,195
• Equity at exit: $2,162

Cash invested: $7,000 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$28 /mo · $333/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $640

Break-even live

Break-even rent $214

Max offer price $25,000

Occupancy floor 33%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-19
   status Pending
2. 2026-02-04
   historical Active Under Contract
3. 2025-12-19
   listed $25,000 Active
4. 2006-04-06
   soldstatus $35,000

ⓘ 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: $333 · $28/mo
• Projected year-2 tax: $333 · $28/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 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: $12,298
• − Mortgage interest: −$1,400
• − Property taxes: −$333
• − Insurance: −$125
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$727
• Taxable income: $7,745
• Est. tax owed @ 24.0%: −$1,859
• After-tax cash flow: $5,826/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

-28.6% since first listed

4 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-02-04 Contingent — LBRMLS
• 2025-12-19 Listed $25,000 LBRMLS
• 2006-04-06 Sold (Public Records) $35,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $333 · -0.3% YoY. Source: county tax records.