709 SW Douglas Ave · Lawton, OK 73501

$79,500

3 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 12 Days on market

Built 1941 Est $57k · 40% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Please call or text Stefanie Johnson at 580 583 5238 for more information, or to schedule a showing.

Key facts

• Covered porch
• Metal shed
• Hvac

Tags

• NEW ROOF
• COVERED PORCH
• METAL SHED
• FRENCH DOORS
• HVAC
• CARPET CLEANED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 14.9% 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, schools D-, crime 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.
• Market conditions: Rents rising (+1.7%/yr); 120 active listings in the ZIP; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $550 of loan paydown is wiped out by about $564 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $79,500

Questions for the listing agent

1. Built in 1941 — 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: 1.67% ✓
• Cap rate: 14.88%
• Cash-on-cash: 30.68%
• DSCR: 2.37
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $56,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1505 SW 8th St	0.24mi	3/1.0	1,000 (-1%)	11mo	$40,000	$40	78
914 SW Monroe	0.32mi	2/1.0 (-1)	1,000 (-1%)	4mo	$11,000	$11	75
709 SW Garfield Ave	0.21mi	3/1.0	1,100 (+9%)	2mo	$19,000	$17	74
1208 SW Pennsylvania Ave	0.45mi	3/1.0	1,000 (-1%)	10mo	$78,000	$78	68
1729 SW 12th St	0.43mi	3/1.0	900 (-11%)	1mo	$16,000	$18	61
1303 SW Monroe	0.58mi	3/1.5	975 (-4%)	6mo	$66,000	$68	60
1749 SW 12th St	0.41mi	3/1.0	900 (-11%)	12mo	$15,000	$17	52
1216 SW Pennsylvania	0.48mi	3/2.0	1,100 (+9%)	8mo	$25,000	$23	52
1326 SW New York Ave	0.57mi	2/1.0 (-1)	886 (-12%)	6mo	$140,000	$158	43
1306 SW Oklahoma Ave	0.68mi	3/1.0	900 (-11%)	12mo	$50,000	$56	40
923 SW 5th St	0.69mi	3/1.0	876 (-13%)	13mo	$82,000	$94	34
1515 SW Georgia Ave	0.73mi	2/2.0 (-1)	900 (-11%)	14mo	$150,000	$167	27

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: 28.7%
• Equity multiple: 2.33×
• Total profit: $29,575
• Equity at exit: $20,306

10-year hold

• IRR: 32.5%
• Equity multiple: 4.28×
• Total profit: $73,050
• Equity at exit: $22,288

Cash invested: $22,260 (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: 120
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $569

Break-even live

Break-even rent $611

Max offer price $79,500

Occupancy floor 52%

Sensitivity live

Price	-10% $614	-5% $592	+0% $569	+5% $547	+10% $524
Rent	-10% $464	-5% $517	+0% $569	+5% $622	+10% $674
Rate	-1.0pp $609	-0.5pp $589	base $569	+0.5pp $549	+1.0pp $528

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $79,500 Active 12 DOM
2. 2026-06-19
   days on market $79,500 Active 10 DOM
3. 2026-06-18
   days on market $79,500 Active 9 DOM
4. 2026-06-17
   days on market $79,500 Active 8 DOM
5. 2026-06-16
   days on market $79,500 Active 7 DOM
6. 2026-06-15
   days on market $79,500 Active 6 DOM
7. 2026-06-14
   days on market $79,500 Active 4 DOM
8. 2026-06-13
   days on market $79,500 Active 3 DOM
9. 2026-06-10
   remarks 359-char remark
10. 2026-06-10
    listed $79,500 Active 1 DOM

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $716 · $60/mo
• Expected delta: +$328/yr (+$27/mo · 84.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $15,973
• − Mortgage interest: −$4,453
• − Property taxes: −$388
• − Insurance: −$398
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$2,313
• Taxable income: $5,866
• Est. tax owed @ 24.0%: −$1,408
• After-tax cash flow: $5,423/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

+32.7% since first listed

7 events — show timeline

• 2026-06-09 Listed $79,500 FSBO.com
• 2024-12-24 Listing Removed — MLSOK
• 2024-11-08 Price Changed $88,000 MLSOK
• 2024-09-25 Listed $91,000 MLSOK
• 2022-10-03 Sold (Public Records) $58,000 Public Records
• 2022-10-03 Sold (MLS) $58,000 LBRMLS
• 2022-09-14 Listed $59,900 LBRMLS

Property tax history

+8.6%/yr

Latest (2025): $388 · -0.3% YoY. Source: county tax records.