7930 NW Crossland Cir · Lawton, OK 73505

$87,500

2 bd · 1.0 ba · 922 sqft · Condo public records · 112 Days on market

Built 1983 $100/mo HOA · 9% of rent

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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 MLS

Move-in ready 2 bedroom condo with 1 bath. Assigned parking space, pool. Great condo living with no yard maintenance. Very convenient, great location, close to Fort Sill and shopping.

Key facts

• Laminate flooring
• West lawton condo
• Built 1983

Tags

• WEST LAWTON CONDO
• LAMINATE FLOORING
• STACKABLE WASHER AND DRYER

Property features AI

Finance

• HOA & community: Homeowners association with a $100 monthly fee

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Condo/Townhouse; One level; Residential property; Remodeled/updated condition
• Construction: Brick veneer exterior; Slab foundation; Built with composition roof
• Exterior features: Patio; Storm door(s); Wood fencing; Composition roof

Interior

• Kitchen: Refrigerator; Oven; Range hood
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Updated/remodeled interior; Ceiling fan(s); Electric water heater; Range hood
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $80k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Woodland Hills Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 466 students, 0% FRL); Eisenhower Ms (math 20% / reading 30%, grade F, #90 of 345 statewide, top 27%, 1,035 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); 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 $605 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $68k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $79,625 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.14% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-907
• Equity at exit: $13,047

10-year hold

• IRR: 11.0%
• Equity multiple: 1.96×
• Total profit: $23,425
• Equity at exit: $7,565

Cash invested: $24,500 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$36
• HOA: −$100
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $171

Break-even live

Break-even rent $841

Max offer price $87,500

Occupancy floor 79%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $100 · $1,200/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-19
   days on market $87,500 Active 112 DOM
2. 2026-06-18
   days on market $87,500 Active 111 DOM
3. 2026-06-17
   days on market $87,500 Active 110 DOM
4. 2026-06-16
   days on market $87,500 Active 109 DOM
5. 2026-06-15
   days on market $87,500 Active 108 DOM
6. 2026-06-14
   days on market $87,500 Active 106 DOM
7. 2026-06-13
   days on market $87,500 Active 105 DOM
8. 2026-06-10
   days on market $87,500 Active 103 DOM
9. 2026-06-09
   days on market $87,500 Active 102 DOM
10. 2026-06-08
    days on market $87,500 Active 101 DOM
11. 2026-06-07
    days on market $87,500 Active 100 DOM
12. 2026-06-05
    days on market $87,500 Active 97 DOM
13. 2026-06-03
    days on market $87,500 Active 96 DOM
14. 2026-06-02
    days on market $87,500 Active 95 DOM
15. 2026-06-01
    days on market $87,500 Active 94 DOM
16. 2026-05-31
    days on market $87,500 Active 93 DOM
17. 2026-05-30
    days on market $87,500 Active 92 DOM
18. 2026-02-19
    listed $87,500 Active
19. 2025-06-25
    listed $87,500 Active
20. 2023-05-08
    soldstatus $68,000
21. 2023-05-03
    soldstatus $67,900 183-char remark

    Show marketing remark (183 chars)

    Move-in ready 2 bedroom condo with 1 bath. Assigned parking space, pool. Great condo living with no yard maintenance. Very convenient, great location, close to Fort Sill and shopping.

22. 2023-03-29
    listed $67,900 183-char remark

    Show marketing remark (183 chars)

    Move-in ready 2 bedroom condo with 1 bath. Assigned parking space, pool. Great condo living with no yard maintenance. Very convenient, great location, close to Fort Sill and shopping.

23. 2014-11-06
    soldstatus $50,000
24. 2014-10-31
    soldstatus $50,000
25. 2014-06-15
    listed $56,500

ⓘ 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: $833 · $69/mo
• Projected year-2 tax: $833 · $69/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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $12,695
• − Mortgage interest: −$4,901
• − Property taxes: −$833
• − Insurance: −$438
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − HOA: −$1,200
• − Depreciation: −$2,545
• Taxable income: $747
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $1,873/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

+54.9% since first listed

8 events — show timeline

• 2026-02-19 Listed $87,500 LBRMLS
• 2025-06-25 Listed $87,500 LBRMLS
• 2023-05-08 Sold (Public Records) $68,000 Public Records
• 2023-05-03 Sold (MLS) $67,900 LBRMLS
• 2023-03-29 Listed $67,900 LBRMLS
• 2014-11-06 Sold (Public Records) $50,000 Public Records
• 2014-10-31 Sold (MLS) $50,000 LBRMLS
• 2014-06-15 Listed $56,500 LBRMLS

Property tax history

+4.5%/yr

Latest (2025): $833 · +2.7% YoY. Source: county tax records.