1508 NW Lake Ave · Lawton, OK 73507

$72,800

2 bd · 2.0 ba · 1,599 sqft · SingleFamily public records · 14 Days on market

Built 1939 7,200 sqft lot Est $117k · 38% under ↓ 35% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

Property sold AS IS.

Key facts

• 7,200 sq ft lot
• Garage
• Built 1939

Property features AI

Finance

• Financial info: $730 annual tax

Exterior

• Parking: 1 covered parking space; 1 total parking space; 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story; Residential property
• Construction: Composition roof
• Exterior features: Covered porch; Composition roof; City street frontage; Publicly maintained road

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Gas water heater; No fireplace; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Cap rate 12.6% 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: Washington Es (192 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; 208 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 $503 of loan paydown is wiped out by about $2k 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 + 0.2% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $44k; list at $73k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood 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 $72,800

Questions for the listing agent

1. Built in 1939 — 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: 1.46% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.38%
• DSCR: 2.00
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $116,727
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1407 NW Lake Ave	0.09mi	3/2.0 (+1)	1,500 (-6%)	9mo	$110,000	$73	73
1712 NW Bell Ave	0.18mi	3/2.0 (+1)	1,500 (-6%)	6mo	$100,000	$67	71
1505 NW Lake Ave	0.03mi	3/2.0 (+1)	1,400 (-12%)	4mo	$61,001	$44	70
1705 NW Lake Ave	0.14mi	3/2.0 (+1)	1,416 (-11%)	1mo	$179,000	$126	68
1711 NW Liberty Ave	0.67mi	3/1.5 (+1)	1,608 (+1%)	1mo	$55,000	$34	60
2105 NW Columbia Ave	0.51mi	2/2.0	1,700 (+6%)	8mo	$150,000	$88	59
204 SW 16th St	0.32mi	2/2.0	1,400 (-12%)	8mo	$5,000	$4	57
1707 SW C Ave	0.39mi	3/1.0 (+1)	1,500 (-6%)	8mo	$67,000	$45	56
1315 NW Ash Ave	0.47mi	3/2.0 (+1)	1,400 (-12%)	1mo	$150,000	$107	51
1106 NW Elm Ave	0.74mi	3/2.0 (+1)	1,500 (-6%)	4mo	$149,000	$99	47
206 NW 7th St	0.75mi	3/2.0 (+1)	1,500 (-6%)	8mo	$65,000	$43	43
1515 SW H Ave	0.75mi	3/2.0 (+1)	1,400 (-12%)	2mo	$120,000	$86	38

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: 12.2%
• Equity multiple: 1.47×
• Total profit: $9,548
• Equity at exit: $10,855

10-year hold

• IRR: 19.0%
• Equity multiple: 2.39×
• Total profit: $28,339
• Equity at exit: $6,294

Cash invested: $20,384 (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: 208
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$382
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $380

Break-even live

Break-even rent $581

Max offer price $72,800

Occupancy floor 59%

Sensitivity live

Price	-10% $421	-5% $401	+0% $380	+5% $360	+10% $339
Rent	-10% $296	-5% $338	+0% $380	+5% $422	+10% $464
Rate	-1.0pp $417	-0.5pp $399	base $380	+0.5pp $361	+1.0pp $342

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: $18,200
• Closing costs: $2,184
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $72,800 Active 14 DOM
2. 2026-06-18
   days on market $72,800 Active 13 DOM
3. 2026-06-17
   days on market $72,800 Active 12 DOM
4. 2026-06-16
   days on market $72,800 Active 11 DOM
5. 2026-06-15
   days on market $72,800 Active 10 DOM
6. 2026-06-14
   days on market $72,800 Active 8 DOM
7. 2026-06-13
   days on market $72,800 Active 7 DOM
8. 2026-06-10
   days on market $72,800 Active 5 DOM
9. 2026-06-09
   days on market $72,800 Active 4 DOM
10. 2026-06-08
    days on market $72,800 Active 3 DOM
11. 2026-06-07
    remarks 57-char remark
12. 2026-06-07
    pricedays on marketlisting id $72,800 Active 2 DOM
13. 2026-06-02
    days on market $56,900 Active 99 DOM
14. 2026-06-01
    days on market $56,900 Active 98 DOM
15. 2026-05-31
    days on market $56,900 Active 97 DOM
16. 2026-05-30
    days on market $56,900 Active 96 DOM
17. 2026-04-22
    status Active
18. 2026-04-22
    price $56,900
19. 2026-03-24
    historical Active Under Contract
20. 2026-02-18
    listed $64,900 Active
21. 2022-08-10
    soldstatus $44,000 20-char remark

    Show marketing remark (20 chars)

    Property sold AS IS.

22. 2022-06-01
    listed $44,000 20-char remark

    Show marketing remark (20 chars)

    Property sold AS IS.

23. 2013-10-01
    soldstatus $31,801 96-char remark

    Show marketing remark (96 chars)

    THIS IS A NICE 3 bedroom, 2 bath home close to schools and shopping. Just minutes from Ft Sill.

24. 2013-06-14
    listed $35,200 96-char remark

    Show marketing remark (96 chars)

    THIS IS A NICE 3 bedroom, 2 bath home close to schools and shopping. Just minutes from Ft Sill.

25. 2008-06-16
    soldstatus $87,500

ⓘ 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: $566 · $47/mo
• Projected year-2 tax: $655 · $55/mo
• Expected delta: +$89/yr (+$7/mo · 15.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% 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: $12,752
• − Mortgage interest: −$4,078
• − Property taxes: −$566
• − Insurance: −$364
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$2,118
• Taxable income: $3,586
• Est. tax owed @ 24.0%: −$861
• After-tax cash flow: $3,702/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

-35.0% since first listed

9 events — show timeline

• 2026-04-22 Relisted — LBRMLS
• 2026-04-22 Price Changed $56,900 LBRMLS
• 2026-03-24 Contingent — LBRMLS
• 2026-02-18 Listed $64,900 LBRMLS
• 2022-08-10 Sold (MLS) $44,000 LBRMLS
• 2022-06-01 Listed $44,000 LBRMLS
• 2013-10-01 Sold (MLS) $31,801 LBRMLS
• 2013-06-14 Listed $35,200 LBRMLS
• 2008-06-16 Sold (Public Records) $87,500 Public Records

Property tax history

-1.4%/yr

Latest (2025): $566 · +4.6% YoY. Source: county tax records.