718 SW Ranch Oak Blvd · Lawton, OK 73501

$85,000

3 bd · 1.0 ba · 1,339 sqft · SingleFamily public records · 13 Days on market

Built 1964 6,000 sqft lot Est $138k · 38% under

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Why this score? — see what drove the A- 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
• Appreciation +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Great investment opportunity, has been a rental continuously for 20+ years. Needs a stove and some love. Sold as-is but VA and FHA could add lender required repairs, if any to the price. Please contact the REALTOR you have a written agreement with or if unrepresented, please call or text Stefanie Johnson at 580 583 5238 for more information or to schedule a showing.

Key facts

• 6,000 sq ft lot
• Garage
• Built 1964

Property features AI

Exterior

• Parking: No garage (converted garage)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One story; Residential property
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built as single family residence
• Exterior features: Covered patio; Patio; Porch; Chain link fencing; Public maintained road access; City street frontage; R-1 single family zoning

Interior

• Kitchen: Disposal; Range hood
• Flooring: Ceramic tile; Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Double pane windows; Window coverings; Disposal; Gas water heater; Range hood; No fireplace
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 14.1% vs local median 6.0% 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: Sullivan Village Es (math 22% / reading 27%, grade F, #354 of 845 statewide, top 47%, 433 students, 0% FRL); Macarthur Ms (math 16% / reading 31%, grade F, #113 of 345 statewide, top 34%, 865 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 (+1.7%/yr); 120 active listings in the ZIP; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $588 of loan paydown is wiped out by about $603 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 (-0.7% appreciation + 1.7% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $85,000

Questions for the listing agent

1. Built in 1964 — 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: 1.61% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.83%
• DSCR: 2.24
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $137,917
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3314 SW Salinas Dr	0.11mi	3/1.5	1,300 (-3%)	0mo	$155,000	$119	88
705 SW Ranch Oak Blvd	0.07mi	3/1.5	1,300 (-3%)	11mo	$99,500	$77	80
633 SW Arbuckle Ave	0.08mi	3/2.0	1,300 (-3%)	14mo	$153,000	$118	75
716 SW Arbuckle Ave	0.05mi	3/1.0	1,500 (+12%)	7mo	$58,000	$39	71
722 SW Butterfield Dr	0.17mi	3/2.0	1,300 (-3%)	14mo	$60,000	$46	71
708 SW Arbuckle Ave	0.07mi	4/1.5 (+1)	1,200 (-10%)	8mo	$158,000	$132	65
3303 SW Salinas Dr	0.07mi	4/2.0 (+1)	1,500 (+12%)	3mo	$155,000	$103	65
1205 SW Oklahoma Ave	0.58mi	4/1.5 (+1)	1,200 (-10%)	2mo	$113,500	$95	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.71% appreciation · 1.7% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 2.18×
• Total profit: $28,087
• Equity at exit: $21,711

10-year hold

• IRR: 29.5%
• Equity multiple: 3.97×
• Total profit: $70,684
• Equity at exit: $23,830

Cash invested: $23,800 (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 73501

• Home prices YoY: -0.4%
• Rents YoY: 1.7%
• Active inventory: 120
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $552

Break-even live

Break-even rent $671

Max offer price $85,000

Occupancy floor 55%

Sensitivity live

Price	-10% $600	-5% $576	+0% $552	+5% $528	+10% $504
Rent	-10% $444	-5% $498	+0% $552	+5% $606	+10% $660
Rate	-1.0pp $595	-0.5pp $573	base $552	+0.5pp $530	+1.0pp $507

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $85,000 Active 13 DOM
2. 2026-06-19
   days on market $85,000 Active 11 DOM
3. 2026-06-18
   days on market $85,000 Active 10 DOM
4. 2026-06-17
   days on market $85,000 Active 9 DOM
5. 2026-06-16
   days on market $85,000 Active 8 DOM
6. 2026-06-15
   days on market $85,000 Active 7 DOM
7. 2026-06-14
   days on market $85,000 Active 5 DOM
8. 2026-06-13
   remarks 368-char remark
9. 2026-06-13
   days on market $85,000 Active 4 DOM
10. 2026-06-10
    days on market $85,000 Active 2 DOM
11. 2026-06-09
    remarks 193-char remark
12. 2026-06-09
    listed $85,000 Active 1 DOM

ⓘ 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: $586 · $49/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$179/yr (+$15/mo · 30.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $16,434
• − Mortgage interest: −$4,761
• − Property taxes: −$586
• − Insurance: −$425
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$2,473
• Taxable income: $5,559
• Est. tax owed @ 24.0%: −$1,334
• After-tax cash flow: $5,288/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): 20,397
• Household income: $49,741
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 742.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 45% Black 20% Two or more races 18% Hispanic / Latino 14% Native American 7% Asian 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 8% Tagalog/Filipino 1% German/W. Germanic 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: ▼ -0.71%
• Current HPI: 172.4877
• Rent YoY: ▲ 1.70%
• 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

1 event — show timeline

• 2026-06-04 Listed $85,000 LBRMLS

Property tax history

+2.3%/yr

Latest (2025): $586 · +4.8% YoY. Source: county tax records.