710 NW Arlington Ave · Lawton, OK 73507

$150,000

4 bd · 3.0 ba · 2,498 sqft · SingleFamily public records · 101 Days on market

Built 1932 Est $212k · 29% under

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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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.0/10.0
• 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

Lots of potential for this space machine! Complete with 4 bedrooms, 3 baths, 2 living areas, formal dining, and office. Sold AS IS! Bank owned! Make offers.

Key facts

• 2 garage spots
• Built 1932
• Listed 101 days

Property features AI

Exterior

• Parking: Three total parking spaces; Two-car garage with garage door opener (garage faces rear); One carport space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Two levels; Stucco exterior
• Construction: Composition roof; Slab foundation; Built with stucco exterior
• Exterior features: Covered patio/porch; Deck; Porch; Wood fencing; Storm door(s)

Interior

• Kitchen: Dishwasher; Refrigerator; Oven; Electric water heater
• Flooring: Ceramic tile; Vinyl; Carpet; Hardwood
• Bathrooms: Two full bathrooms; One three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Fireplace heating option; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Double-pane windows with window coverings; Smoke detectors; Crawl space basement; Fireplace
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (10.2% below list).
• Recommended offer: $135k (10.2% below list) — sets the bar for 1% rule.

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: Lincoln Es (math 8% / reading 8%, grade F, #741 of 845 statewide, top 89%, 401 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; 209 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $120k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1932 — 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 $134,758 (10.2% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1932 — 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: 0.90% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $212,330
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 NW Dearborn Ave	0.26mi	3/2.0 (-1)	2,529 (+1%)	14mo	$69,900	$28	65
1108 NW Lake Ave	0.36mi	3/3.0 (-1)	2,700 (+8%)	2mo	$230,000	$85	63
502 NW Arlington Ave	0.22mi	3/2.5 (-1)	2,700 (+8%)	24mo	$48,500	$18	50
1206 NW Lake Ave	0.43mi	4/2.0	2,139 (-14%)	12mo	$218,000	$102	42
1306 NW Ash Ave	0.70mi	3/3.0 (-1)	2,200 (-12%)	16mo	$220,000	$100	29

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: -14.4%
• Equity multiple: 0.50×
• Total profit: $-21,093
• Equity at exit: $22,365

10-year hold

• IRR: -10.5%
• Equity multiple: 0.43×
• Total profit: $-23,730
• Equity at exit: $12,969

Cash invested: $42,000 (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 73507

• Home prices YoY: -23.2%
• Rents YoY: 0.2%
• Active inventory: 209
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$108 /mo · $1,291/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $108

Break-even live

Break-even rent $1,211

Max offer price $150,000

Occupancy floor 87%

Sensitivity live

Price	-10% $193	-5% $150	+0% $108	+5% $65	+10% $23
Rent	-10% $1	-5% $55	+0% $108	+5% $161	+10% $214
Rate	-1.0pp $183	-0.5pp $146	base $108	+0.5pp $69	+1.0pp $29

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $150,000 Active 101 DOM
2. 2026-06-19
   days on market $150,000 Active 99 DOM
3. 2026-06-18
   days on market $150,000 Active 98 DOM
4. 2026-06-17
   days on market $150,000 Active 97 DOM
5. 2026-06-16
   days on market $150,000 Active 96 DOM
6. 2026-06-15
   days on market $150,000 Active 95 DOM
7. 2026-06-14
   days on market $150,000 Active 93 DOM
8. 2026-06-13
   days on market $150,000 Active 92 DOM
9. 2026-06-10
   days on market $150,000 Active 90 DOM
10. 2026-06-09
    days on market $150,000 Active 89 DOM
11. 2026-06-08
    days on market $150,000 Active 88 DOM
12. 2026-06-07
    days on market $150,000 Active 87 DOM
13. 2026-06-05
    days on market $150,000 Active 84 DOM
14. 2026-06-03
    days on market $150,000 Active 83 DOM
15. 2026-06-02
    days on market $150,000 Active 82 DOM
16. 2026-06-01
    days on market $150,000 Active 81 DOM
17. 2026-05-31
    days on market $150,000 Active 80 DOM
18. 2026-05-30
    days on market $150,000 Active 79 DOM
19. 2026-03-16
    status Active
20. 2026-03-06
    listed $150,000 Active
21. 2017-12-27
    soldstatus $119,900 156-char remark

    Show marketing remark (156 chars)

    Lots of potential for this space machine! Complete with 4 bedrooms, 3 baths, 2 living areas, formal dining, and office. Sold AS IS! Bank owned! Make offers.

22. 2017-11-07
    listed $119,900 156-char remark

    Show marketing remark (156 chars)

    Lots of potential for this space machine! Complete with 4 bedrooms, 3 baths, 2 living areas, formal dining, and office. Sold AS IS! Bank owned! Make offers.

23. 2012-12-14
    soldstatus $165,000
24. 2003-05-09
    soldstatus $119,000
25. 1994-03-04
    soldstatus $85,000
26. 1992-08-13
    soldstatus $80,000

ⓘ 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: $1,291 · $108/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$59/yr (+$5/mo · 4.6%)

ⓘ 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 ≥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: $16,171
• − Mortgage interest: −$8,402
• − Property taxes: −$1,291
• − Insurance: −$750
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$4,364
• Taxable loss: −$1,223
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $1,588/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

+87.5% since first listed

8 events — show timeline

• 2026-03-16 Relisted — LBRMLS
• 2026-03-06 Listed $150,000 LBRMLS
• 2017-12-27 Sold (MLS) $119,900 LBRMLS
• 2017-11-07 Listed $119,900 LBRMLS
• 2012-12-14 Sold (Public Records) $165,000 Public Records
• 2003-05-09 Sold (Public Records) $119,000 Public Records
• 1994-03-04 Sold (Public Records) $85,000 Public Records
• 1992-08-13 Sold (Public Records) $80,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $1,291 · +4.7% YoY. Source: county tax records.