2603 NW 46th St · Lawton, OK 73505

$65,000

3 bd · 1.0 ba · 1,315 sqft · SingleFamily public records · 34 Days on market

Built 1959 6,000 sqft lot Est $121k · 46% under

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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

Investor opportunity in Rolling Meadows! Needs some work but still a nice 3 bedrooms 1 bath, fireplace home with a good size yard and 2 sheds that stay. Sold as-is.

Key facts

• Nice size yard
• 2 sheds
• 6,000 sq ft lot

Tags

• NICE SIZE YARD
• 2 SHEDS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One level; Residential property
• Construction: Brick veneer construction; Composition roof; Crawl space foundation; Built (year not provided)
• Exterior features: Storm door(s); Chain link and wood fencing; Shed(s)

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Refrigerator; Range hood
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air; Ceiling fan(s); Electric cooling
• Interior features: Breakfast bar; Walk-in closet(s); Double pane windows; Window coverings; Has fireplace
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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: Ridgecrest Es (math 27% / reading 17%, grade F, #413 of 845 statewide, top 54%, 453 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 $449 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 + 5.1% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.94% ✓
• Cap rate: 16.64%
• Cash-on-cash: 36.97%
• DSCR: 2.64
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $120,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4313 NW Pollard Ave	0.08mi	4/1.0 (+1)	1,400 (+6%)	1mo	$76,000	$54	80
1712 NW 49th St	0.57mi	3/1.0	1,300 (-1%)	4mo	$46,001	$35	68
2305 NW 43rd St	0.27mi	3/1.5	1,200 (-9%)	5mo	$65,000	$54	66
1707 NW 49th St	0.62mi	3/2.0	1,300 (-1%)	1mo	$165,000	$127	64
4811 NW Lindy Ave	0.31mi	3/2.0	1,200 (-9%)	4mo	$141,492	$118	64
4635 NW Lincoln Ave	0.42mi	3/1.5	1,200 (-9%)	4mo	$110,000	$92	61
4508 NW Denver Ave	0.42mi	4/2.0 (+1)	1,400 (+6%)	3mo	$155,000	$111	58
1703 NW 43rd St	0.48mi	3/2.0	1,200 (-9%)	2mo	$171,450	$143	58
1709 NW 50th St	0.58mi	3/1.5	1,400 (+6%)	5mo	$174,900	$125	56
3512 NW Rogers Ln	0.68mi	2/1.0 (-1)	1,200 (-9%)	2mo	$94,700	$79	47
2414 NW 30th St	0.72mi	3/2.0	1,200 (-9%)	2mo	$45,000	$38	46
2809 NW 35th Pl	0.75mi	3/2.0	1,500 (+14%)	4mo	$75,000	$50	34

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: 35.2%
• Equity multiple: 2.54×
• Total profit: $27,959
• Equity at exit: $9,692

10-year hold

• IRR: 43.1%
• Equity multiple: 5.52×
• Total profit: $82,258
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $561

Break-even live

Break-even rent $551

Max offer price $65,000

Occupancy floor 51%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $65,000 Active 34 DOM
2. 2026-06-18
   days on market $65,000 Active 33 DOM
3. 2026-06-17
   days on market $65,000 Active 32 DOM
4. 2026-06-16
   days on market $65,000 Active 31 DOM
5. 2026-06-15
   days on market $65,000 Active 30 DOM
6. 2026-06-14
   days on market $65,000 Active 28 DOM
7. 2026-06-13
   days on market $65,000 Active 27 DOM
8. 2026-06-10
   days on market $65,000 Active 25 DOM
9. 2026-06-09
   days on market $65,000 Active 24 DOM
10. 2026-06-08
    days on market $65,000 Active 23 DOM
11. 2026-06-07
    days on market $65,000 Active 22 DOM
12. 2026-06-05
    days on market $65,000 Active 19 DOM
13. 2026-06-03
    days on market $65,000 Active 18 DOM
14. 2026-06-03
    pricestatus $65,000 Active 17 DOM
15. 2026-05-21
    status Pending
16. 2026-04-30
    listed $79,900 Active
17. 2006-01-06
    soldstatus $75,000

ⓘ 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: $812 · $68/mo
• Projected year-2 tax: $812 · $68/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $15,133
• − Mortgage interest: −$3,641
• − Property taxes: −$812
• − Insurance: −$325
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$1,891
• Taxable income: $6,043
• Est. tax owed @ 24.0%: −$1,450
• After-tax cash flow: $5,277/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

+6.5% since first listed

3 events — show timeline

• 2026-05-21 Pending — LBRMLS
• 2026-04-30 Listed $79,900 LBRMLS
• 2006-01-06 Sold (Public Records) $75,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $812 · +4.8% YoY. Source: county tax records.