2325 SW Evans Ave · Lawton, OK 73505

$99,900

3 bd · 2.0 ba · 1,454 sqft · SingleFamily public records · 199 Days on market

Built 1950 5,667 sqft lot Est $83k · 21% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

Welcome to this beautifully updated 3-bedroom, 2-bathroom home offering 1,454 sq ft of modern living space! This home has been completely renovated with all-new plumbing, electrical, HVAC, roof, and water heater, ensuring comfort and peace of mind for years to come. Step inside to discover brand new LVP flooring throughout the main areas and plush carpeting in the bedrooms. The home also features stylish can lighting throughout, along with new light fixtures that add a touch of elegance to every room. You'll love the spacious layout, which includes two cozy living rooms, perfect for relaxing or entertaining guests. The wood-burning fireplace in one of the living rooms creates a warm and inv

Key facts

• New plumbing
• New hvac
• New electrical

Tags

• UPDATED HOME
• COMPLETELY RENOVATED
• NEW PLUMBING
• NEW ELECTRICAL
• NEW HVAC
• NEW ROOF

Property features AI

Finance

• Other: Located in the Evans addition; No storm shelter; Previously pending and now active
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead eligible
• Home design: Single family residence; Residential property; Entry level: One
• Construction: Frame construction; Composition roof; Slab foundation; Built status: Existing
• Exterior features: Covered porch

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One-level living; Two living areas; Dining area; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/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: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: Woodland Hills Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 466 students, 0% FRL); Macarthur Hs (math 19% / reading 34%, grade F, #139 of 447 statewide, top 31%, 1,163 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 $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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $22k; list at $100k implies a 354% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 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 1950 — 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: 1.26% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.79%
• DSCR: 1.75
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $82,878
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2721 SW I Ave	0.52mi	3/2.0	1,400 (-4%)	1mo	$80,000	$57	69
2421 SW C Ave	0.26mi	4/2.0 (+1)	1,400 (-4%)	15mo	$65,000	$46	64
1208 SW 24th St	0.33mi	4/1.5 (+1)	1,400 (-4%)	14mo	$97,500	$70	60
1515 SW H Ave	0.72mi	3/2.0	1,400 (-4%)	2mo	$120,000	$86	58
1214 SW 24th	0.36mi	3/2.0	1,600 (+10%)	10mo	$75,000	$47	58
2501 SW Latham Ave	0.49mi	3/2.0	1,300 (-11%)	3mo	$74,000	$57	57
1707 SW C Ave	0.63mi	3/1.0	1,500 (+3%)	8mo	$67,000	$45	55
1904 NW Lake	0.73mi	3/2.0	1,400 (-4%)	12mo	$49,000	$35	50
2113 NW Lake Ave	0.65mi	3/2.0	1,600 (+10%)	13mo	$135,000	$84	42
33 NW 28th St	0.72mi	2/1.0 (-1)	1,400 (-4%)	14mo	$60,000	$43	40
2701 NW Arlington	0.71mi	3/2.0	1,300 (-11%)	15mo	$137,000	$105	37
1901 NW Arlington	0.70mi	3/1.0	1,300 (-11%)	15mo	$105,000	$81	33

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: 10.2%
• Equity multiple: 1.41×
• Total profit: $11,471
• Equity at exit: $14,895

10-year hold

• IRR: 20.8%
• Equity multiple: 2.92×
• Total profit: $53,804
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $391

Break-even live

Break-even rent $762

Max offer price $99,900

Occupancy floor 64%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $99,900 Active 199 DOM
2. 2026-06-18
   days on market $99,900 Active 198 DOM
3. 2026-06-17
   days on market $99,900 Active 197 DOM
4. 2026-06-16
   days on market $99,900 Active 196 DOM
5. 2026-06-15
   days on market $99,900 Active 195 DOM
6. 2026-06-14
   days on market $99,900 Active 193 DOM
7. 2026-06-13
   days on market $99,900 Active 192 DOM
8. 2026-06-10
   days on market $99,900 Active 190 DOM
9. 2026-06-09
   days on market $99,900 Active 189 DOM
10. 2026-06-08
    days on market $99,900 Active 188 DOM
11. 2026-06-07
    days on market $99,900 Active 187 DOM
12. 2026-06-05
    days on market $99,900 Active 184 DOM
13. 2026-06-03
    days on market $99,900 Active 183 DOM
14. 2026-06-02
    days on market $99,900 Active 182 DOM
15. 2026-06-01
    days on market $99,900 Active 181 DOM
16. 2026-05-31
    days on market $99,900 Active 180 DOM
17. 2026-05-30
    days on market $99,900 Active 179 DOM
18. 2026-05-22
    status Active
19. 2026-03-13
    status Pending
20. 2025-09-23
    listed $99,900 Active
21. 2025-09-23
    historical
22. 2025-03-06
    price $99,900
23. 2025-01-24
    listed $129,900 Active
24. 2025-01-24
    historical
25. 2024-12-04
    historical
26. 2024-12-03
    listed $130,000 Active
27. 2024-10-16
    listed $130,000 Active
28. 2024-07-23
    soldstatus $22,000 Closed
29. 2024-06-06
    status Pending
30. 2024-06-04
    price $24,900
31. 2024-05-17
    listed $30,000 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: $441 · $37/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: +$458/yr (+$38/mo · 103.9%)

ⓘ 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: $15,094
• − Mortgage interest: −$5,596
• − Property taxes: −$441
• − Insurance: −$500
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$2,906
• Taxable income: $3,236
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $3,920/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

+233.0% since first listed

14 events — show timeline

• 2026-05-22 Relisted — MLSOK
• 2026-03-13 Pending — MLSOK
• 2025-09-23 Listing Removed — MLSOK
• 2025-09-23 Listed $99,900 MLSOK
• 2025-03-06 Price Changed $99,900 MLSOK
• 2025-01-24 Listing Removed — MLSOK
• 2025-01-24 Listed $129,900 MLSOK
• 2024-12-04 Listing Removed — MLSOK
• 2024-12-03 Listed $130,000 MLSOK
• 2024-10-16 Listed $130,000 MLSOK
• 2024-07-23 Sold (MLS) $22,000 MLSOK
• 2024-06-06 Pending — MLSOK
• 2024-06-04 Price Changed $24,900 MLSOK
• 2024-05-17 Listed $30,000 MLSOK

Property tax history

-0.1%/yr

Latest (2025): $441 · +6.3% YoY. Source: county tax records.