2607 NW 46th Pl · Lawton, OK 73505

$100,000

3 bd · 2.0 ba · 1,769 sqft · SingleFamily public records · 51 Days on market

Built 1960 0.32 ac lot Est $157k · 36% 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

READY FOR AN INVESTOR! 3-bedroom, 2-bath home offering approximately 1,769 square feet of living space with a 2-car attached garage. This single-story property features a spacious layout with a large open living area, neutral interior tones, and multiple ceiling fans throughout. The home includes durable flooring in the main living spaces, a functional floor plan, and a kitchen with a convenient pass-through opening to the living area. Generously sized rooms and flexible living space provide a variety of layout options. Exterior features include a brick façade, covered front entry, and an attached garage with additional driveway parking. This property presents an opportunity for buye

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1960

Property features AI

Finance

• Other: Homestead not indicated; Property not historically designated; Directions available
• Financial info: Current asking price $139,000
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single family residence; One level; Existing property
• Construction: Brick and frame construction; Shingle roof; Combination foundation; Built prior to listing (existing)
• Exterior features: Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Two living areas; No fireplace; No study

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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); 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 $691 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $100k implies a 130% gain — meaningful room to come down on a strong offer.

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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1960 — 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: 1.25% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.63%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $157,441
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4825 NW Hoover Ave	0.29mi	3/2.0	1,700 (-4%)	2mo	$180,000	$106	78
4636 NW Lincoln Ave	0.39mi	3/2.0	1,800 (+2%)	3mo	$140,500	$78	76
2306 NW 41st St	0.36mi	3/2.0	1,700 (-4%)	2mo	$139,900	$82	75
2301 NW 47th St	0.17mi	3/1.5	1,700 (-4%)	14mo	$125,000	$74	72
4601 NW Ridgecrest Dr	0.50mi	3/2.0	1,800 (+2%)	3mo	$195,000	$108	71
1722 NW 44th St	0.47mi	3/2.0	1,800 (+2%)	12mo	$210,000	$117	65
2317 NW Dunstan Ln	0.59mi	3/2.0	1,926 (+9%)	2mo	$172,000	$89	56
1529 NW 43rd St	0.59mi	4/2.0 (+1)	1,700 (-4%)	6mo	$115,000	$68	56
2329 NW Dunstan Ln	0.65mi	3/2.0	1,700 (-4%)	9mo	$180,000	$106	56
1727 NW 49th St	0.47mi	4/2.0 (+1)	1,600 (-10%)	5mo	$62,100	$39	53
3909 NW Denver Ave	0.64mi	4/1.5 (+1)	1,600 (-10%)	1mo	$165,000	$103	46
1620 NW 38th St	0.73mi	4/2.0 (+1)	1,600 (-10%)	3mo	$100,000	$63	43

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: 7.4%
• Equity multiple: 1.30×
• Total profit: $8,274
• Equity at exit: $14,910

10-year hold

• IRR: 18.4%
• Equity multiple: 2.68×
• Total profit: $46,922
• Equity at exit: $8,646

Cash invested: $28,000 (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 73505

• Rents YoY: 5.1%
• Active inventory: 398
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$78 /mo · $931/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $341

Break-even live

Break-even rent $815

Max offer price $100,000

Occupancy floor 68%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $100,000 Active 51 DOM
2. 2026-06-18
   days on market $100,000 Active 50 DOM
3. 2026-06-17
   days on market $100,000 Active 49 DOM
4. 2026-06-16
   days on market $100,000 Active 48 DOM
5. 2026-06-15
   pricedays on market $100,000 Active 47 DOM
6. 2026-06-14
   days on market $115,000 Active 45 DOM
7. 2026-06-13
   pricedays on market $115,000 Active 44 DOM
8. 2026-06-10
   days on market $119,000 Active 42 DOM
9. 2026-06-09
   days on market $119,000 Active 41 DOM
10. 2026-06-08
    days on market $119,000 Active 40 DOM
11. 2026-06-07
    days on market $119,000 Active 39 DOM
12. 2026-06-05
    days on market $119,000 Active 36 DOM
13. 2026-06-03
    days on market $119,000 Active 35 DOM
14. 2026-06-02
    days on market $119,000 Active 34 DOM
15. 2026-06-01
    pricedays on market $119,000 Active 33 DOM
16. 2026-05-31
    days on market $129,000 Active 32 DOM
17. 2026-05-30
    days on market $129,000 Active 31 DOM
18. 2026-05-09
    price $129,000
19. 2026-04-29
    listed $139,000 Active
20. 2011-04-05
    soldstatus $43,500

ⓘ 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: $931 · $78/mo
• Projected year-2 tax: $931 · $78/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 7/10 Severe 7 d/yr ≥109°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: $14,964
• − Mortgage interest: −$5,602
• − Property taxes: −$931
• − Insurance: −$500
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$2,909
• Taxable income: $2,628
• Est. tax owed @ 24.0%: −$631
• After-tax cash flow: $3,467/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

+196.6% since first listed

3 events — show timeline

• 2026-05-09 Price Changed $129,000 MLSOK
• 2026-04-29 Listed $139,000 MLSOK
• 2011-04-05 Sold (Public Records) $43,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $931 · +4.7% YoY. Source: county tax records.