1210 SW 25th St · Lawton, OK 73505

$100,000

2 bd · 1.0 ba · 895 sqft · SingleFamily public records · 86 Days on market

Built 1960 7,810 sqft lot

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Why this score? — see what drove the C 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• 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

Welcome to this beautifully renovated 3-bedroom, 1-bathroom home offering 895 sqft of updated living space in Lawton — just minutes from Fort Sill Army Base. Designed with practicality and smart living in mind, the functional split floor plan maximizes space and flow. Step inside to find dark wood-style flooring, modern light fixtures, and an inviting living area filled with natural light — perfect for relaxing or entertaining. The refreshed kitchen features painted cabinetry, wood-look flooring, and bright windows that create a warm, welcoming space to cook and gather. Each bedroom offers ceiling fans and ample closet space, while the updated bathroom blends comfort and style.

Key facts

• Renovated home
• Attached garage
• Split floor plan

Tags

• RENOVATED HOME
• SPLIT FLOOR PLAN
• DARK WOOD-STYLE FLOORING
• REFRESHED KITCHEN
• FENCED BACKYARD
• ATTACHED GARAGE

Property features AI

Finance

• Other: Living area reported as 895 (assessor); Located in the Sunset 2 addition; Homestead not claimed; No storm shelter; Directions available
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single family residence; One story; Residential property; Existing property
• Construction: Vinyl siding; Composition roof; Built with conventional construction
• Exterior features: Covered porch; Lot features: Other

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace; Conventional foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Cleveland Es (math 32% / reading 12%, grade F, #413 of 845 statewide, top 54%, 300 students, 0% FRL); Eisenhower Hs (math 19% / reading 29%, grade F, #215 of 447 statewide, top 48%, 1,350 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• 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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 1.04% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $37,590
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2415 SW Washington Ave	0.27mi	2/1.0	900 (+1%)	3mo	$37,500	$42	84
1311 SW 26th St	0.20mi	2/1.0	900 (+1%)	7mo	$27,000	$30	84
2512 SW H Ave	0.21mi	3/1.0 (+1)	968 (+8%)	1mo	$17,500	$18	71
2107 SW Mckinley Ave	0.60mi	2/1.0	900 (+1%)	6mo	$140,000	$156	66
2709 SW H Ave	0.40mi	3/1.0 (+1)	912 (+2%)	10mo	$38,000	$42	65
2815 SW J Ave	0.56mi	3/1.0 (+1)	900 (+1%)	8mo	$32,500	$36	62
609 SW 24th Pl	0.39mi	2/1.0	800 (-11%)	7mo	$38,000	$48	59
2309 SW I	0.22mi	3/1.0 (+1)	1,000 (+12%)	9mo	$35,000	$35	58
929 SW 29th St	0.55mi	2/1.0	800 (-11%)	8mo	$56,000	$70	50
919 SW 29th	0.56mi	3/1.0 (+1)	800 (-11%)	2mo	$63,000	$79	49
2323 SW A Ave	0.70mi	2/1.0	800 (-11%)	3mo	$25,000	$31	47
904 SW 37th St	0.74mi	3/1.0 (+1)	1,000 (+12%)	6mo	$112,000	$112	36

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-350
• Equity at exit: $14,910

10-year hold

• IRR: 11.2%
• Equity multiple: 1.96×
• Total profit: $26,843
• Equity at exit: $8,646

Cash invested: $28,000 (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: 403
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $214

Break-even live

Break-even rent $766

Max offer price $100,000

Occupancy floor 74%

Sensitivity live

Price	-10% $270	-5% $242	+0% $214	+5% $185	+10% $157
Rent	-10% $132	-5% $173	+0% $214	+5% $255	+10% $296
Rate	-1.0pp $264	-0.5pp $239	base $214	+0.5pp $188	+1.0pp $161

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $100,000 Active 86 DOM
2. 2026-06-19
   days on market $100,000 Active 84 DOM
3. 2026-06-18
   days on market $100,000 Active 83 DOM
4. 2026-06-17
   days on market $100,000 Active 82 DOM
5. 2026-06-16
   days on market $100,000 Active 81 DOM
6. 2026-06-15
   days on market $100,000 Active 80 DOM
7. 2026-06-14
   days on market $100,000 Active 78 DOM
8. 2026-06-13
   days on market $100,000 Active 77 DOM
9. 2026-06-10
   days on market $100,000 Active 75 DOM
10. 2026-06-09
    days on market $100,000 Active 74 DOM
11. 2026-06-08
    days on market $100,000 Active 73 DOM
12. 2026-06-07
    days on market $100,000 Active 72 DOM
13. 2026-06-05
    days on market $100,000 Active 69 DOM
14. 2026-06-03
    days on market $100,000 Active 68 DOM
15. 2026-06-02
    days on market $100,000 Active 67 DOM
16. 2026-06-01
    days on market $100,000 Active 66 DOM
17. 2026-05-31
    days on market $100,000 Active 65 DOM
18. 2026-05-30
    days on market $100,000 Active 64 DOM
19. 2026-03-27
    listed $100,000 Active
20. 2026-01-31
    historical
21. 2025-08-01
    listed $100,000 Active
22. 2025-07-31
    historical
23. 2025-01-24
    listed $100,000 Active

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$433/yr (+$36/mo · 92.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 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: $12,436
• − Mortgage interest: −$5,602
• − Property taxes: −$467
• − Insurance: −$500
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$2,909
• Taxable income: $969
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $2,332/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

+0.0% since first listed

5 events — show timeline

• 2026-03-27 Listed $100,000 MLSOK
• 2026-01-31 Listing Removed — MLSOK
• 2025-08-01 Listed $100,000 MLSOK
• 2025-07-31 Listing Removed — MLSOK
• 2025-01-24 Listed $100,000 MLSOK

Property tax history

+3.0%/yr

Latest (2025): $467 · +4.7% YoY. Source: county tax records.