603 NW Arlington Ave · Lawton, OK 73507

$68,000

2 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 24 Days on market

Built 1942 7,100 sqft lot Est $117k · 42% 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
• 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

Nestled on a spacious corner lot in the North Lawton, this 2-bedroom, 1-bath home is full of potential and timeless appeal. From the inviting covered front porch to the beautiful original craftsman features, this property offers warmth, personality, and the opportunity to create something truly special. This fully fenced property adds both privacy and functionality, while the solar panels provide added energy efficiency and long-term savings for the future. Whether you are looking for your next investment project, a starter home with character, or a place to restore and personalize, this property is ready for you. Call Jennifer Carroll-Medrano today for more information or your very own tou

Key facts

• Covered front porch
• Solar panels
• Corner lot

Tags

• CORNER LOT
• COVERED FRONT PORCH
• ORIGINAL CRAFTSMAN FEATURES
• FULLY FENCED PROPERTY
• SOLAR PANELS

Property features AI

Exterior

• Parking: No garage; Carport (1 covered space); 1 total parking space
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Frame construction; Composition roof
• Exterior features: Covered porch/patio; Wood fencing; Corner lot; Public maintained road frontage on a city street; Lot dimensions approximately 100 x 71

Interior

• Kitchen: Cooktop; Dishwasher
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans; Electric cooling
• Interior features: Cooktop, Dishwasher, Gas water heater; Hardwood and laminate flooring; No fireplace; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% 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 $470 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 $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $66,980 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — 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: 1.59% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.80%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $117,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 NW Bell Ave	0.10mi	2/1.0	1,200 (-6%)	1mo	$95,000	$79	85
511 NW Bell Ave	0.10mi	3/2.0 (+1)	1,200 (-6%)	2mo	$150,000	$125	75
911 NW Columbia Ave	0.35mi	3/1.0 (+1)	1,300 (+2%)	2mo	$120,000	$92	74
803 NW Arlington Ave	0.18mi	3/3.0 (+1)	1,300 (+2%)	2mo	$215,000	$165	74
607 NW Bell Ave	0.09mi	2/2.0	1,400 (+10%)	6mo	$132,500	$95	70
1004 NW Columbia Ave	0.38mi	2/1.0	1,200 (-6%)	6mo	$135,000	$113	67
711 NW Dearborn Ave	0.27mi	3/2.0 (+1)	1,300 (+2%)	14mo	$165,000	$127	63
909 NW Bell Ave	0.31mi	2/1.0	1,100 (-14%)	3mo	$77,000	$70	60
706 NW Euclid	0.30mi	3/2.0 (+1)	1,400 (+10%)	10mo	$43,500	$31	52
904 NW Ferris Ave	0.46mi	2/1.0	1,120 (-12%)	15mo	$102,000	$91	46
1116 NW Columbia Ave	0.53mi	3/1.0 (+1)	1,400 (+10%)	13mo	$45,000	$32	43
1203 NW Dearborn	0.60mi	3/2.0 (+1)	1,400 (+10%)	12mo	$85,500	$61	37

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: 15.1%
• Equity multiple: 1.59×
• Total profit: $11,145
• Equity at exit: $10,139

10-year hold

• IRR: 21.7%
• Equity multiple: 2.61×
• Total profit: $30,722
• Equity at exit: $5,879

Cash invested: $19,040 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,080 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $393

Break-even live

Break-even rent $582

Max offer price $68,000

Occupancy floor 59%

Sensitivity live

Price	-10% $432	-5% $413	+0% $393	+5% $374	+10% $355
Rent	-10% $308	-5% $351	+0% $393	+5% $436	+10% $479
Rate	-1.0pp $428	-0.5pp $411	base $393	+0.5pp $376	+1.0pp $358

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $68,000 Active 24 DOM
2. 2026-06-18
   days on market $68,000 Active 23 DOM
3. 2026-06-17
   days on market $68,000 Active 22 DOM
4. 2026-06-16
   days on market $68,000 Active 21 DOM
5. 2026-06-15
   days on market $68,000 Active 20 DOM
6. 2026-06-14
   days on market $68,000 Active 18 DOM
7. 2026-06-13
   days on market $68,000 Active 17 DOM
8. 2026-06-10
   days on market $68,000 Active 15 DOM
9. 2026-06-09
   days on market $68,000 Active 14 DOM
10. 2026-06-08
    days on market $68,000 Active 13 DOM
11. 2026-06-07
    days on market $68,000 Active 12 DOM
12. 2026-06-05
    days on market $68,000 Active 9 DOM
13. 2026-06-03
    days on market $68,000 Active 8 DOM
14. 2026-06-02
    days on market $68,000 Active 7 DOM
15. 2026-06-01
    days on market $68,000 Active 6 DOM
16. 2026-05-31
    days on market $68,000 Active 5 DOM
17. 2026-05-30
    days on market $68,000 Active 4 DOM
18. 2026-05-21
    listed $68,000 Active
19. 2006-09-13
    soldstatus $68,000
20. 1994-01-24
    soldstatus $48,000

ⓘ 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: $896 · $75/mo
• Projected year-2 tax: $896 · $75/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $12,958
• − Mortgage interest: −$3,809
• − Property taxes: −$896
• − Insurance: −$340
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$1,978
• Taxable income: $3,862
• Est. tax owed @ 24.0%: −$927
• After-tax cash flow: $3,795/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

+41.7% since first listed

3 events — show timeline

• 2026-05-21 Listed $68,000 LBRMLS
• 2006-09-13 Sold (Public Records) $68,000 Public Records
• 1994-01-24 Sold (Public Records) $48,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $896 · +3.1% YoY. Source: county tax records.