1726 NW Ash Ave · Lawton, OK 73507

$115,000

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 18 Days on market

Built 1940 8,034 sqft lot Est $89k · 29% over

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Why this score? — see what drove the D- 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 +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained home with major updates already completed, offering peace of mind for its next owner. The aluminum siding was replaced approximately 6 years ago, along with updated plumbing and electrical systems. The roof was replaced about 3 years ago, and the main sewer line in the backyard was replaced just one month ago. Inside, you'll find comfortable living spaces with plenty of potential to make it your own. Whether you're a first-time buyer, investor, or looking to downsize, this property offers solid value with several big-ticket improvements already taken care of. Conveniently located near schools, shopping, dining, and Fort Sill, this home is ready for its next chapter.

Key facts

• Roof replaced
• Updated plumbing
• 8,034 sq ft lot

Tags

• ALUMINUM SIDING REPLACED
• UPDATED PLUMBING
• UPDATED ELECTRICAL SYSTEMS
• ROOF REPLACED
• MAIN SEWER LINE REPLACED

Property features AI

Exterior

• Parking: No garage (garage converted)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one half stories; Residential property
• Construction: Metal siding; Composition roof; Crawl space foundation
• Exterior features: Covered porch; Porch; Chain link and wood fencing; Composition roof; Public maintained road; City street frontage; Lot approximately 0.18 acres

Interior

• Kitchen: Cooktop; Microwave; Dishwasher; Disposal; Refrigerator; Range hood; Electric water heater
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Central air; Ceiling fan(s)
• Interior features: Ceiling fans; Central air; Electric heating; Electric fireplace; Smoke detector(s)
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $101 ($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 $105k (8.3% below list).
• Recommended offer: $105k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 6.0% in Lawton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Whittier Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 351 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 $795 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $46k; list at $115k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,403 (8.3% below list)

Questions for the listing agent

1. Built in 1940 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $89,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
732 NW 16th St	0.25mi	2/1.0	1,200 (+2%)	3mo	$99,000	$83	83
1605 NW Columbia Ave	0.33mi	2/1.0	1,100 (-6%)	1mo	$73,800	$67	73
1722 NW Liberty Ave	0.20mi	3/3.0 (+1)	1,200 (+2%)	3mo	$135,000	$113	72
701 NW 22nd St	0.22mi	2/1.0	1,000 (-15%)	1mo	$49,200	$49	64
1703 NW Euclid Ave	0.19mi	3/2.0 (+1)	1,300 (+10%)	2mo	$42,000	$32	63
1416 NW Bell Ave	0.49mi	3/2.0 (+1)	1,200 (+2%)	3mo	$119,900	$100	62
1809 NW Kingsbury	0.66mi	2/1.0	1,146 (-3%)	3mo	$35,000	$31	62
1704 NW Oak Ave	0.39mi	3/2.0 (+1)	1,092 (-7%)	1mo	$141,500	$130	60
1339 NW Ferris	0.28mi	3/2.0 (+1)	1,000 (-15%)	4mo	$75,900	$76	50
2915 NW Euclid	0.72mi	3/1.0 (+1)	1,000 (-15%)	0mo	$131,000	$131	36
2614 NW Bell Ave	0.69mi	3/1.5 (+1)	1,000 (-15%)	2mo	$54,500	$55	34
1419 NW 23rd St	0.74mi	3/1.0 (+1)	1,000 (-15%)	4mo	$19,900	$20	33

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: -13.3%
• Equity multiple: 0.53×
• Total profit: $-15,036
• Equity at exit: $17,147

10-year hold

• IRR: -9.0%
• Equity multiple: 0.51×
• Total profit: $-15,891
• Equity at exit: $9,943

Cash invested: $32,200 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $101

Break-even live

Break-even rent $926

Max offer price $115,000

Occupancy floor 85%

Sensitivity live

Price	-10% $167	-5% $134	+0% $101	+5% $69	+10% $36
Rent	-10% $18	-5% $60	+0% $101	+5% $143	+10% $185
Rate	-1.0pp $159	-0.5pp $131	base $101	+0.5pp $72	+1.0pp $41

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $115,000 Active 18 DOM
2. 2026-06-19
   days on market $115,000 Active 16 DOM
3. 2026-06-18
   days on market $115,000 Active 15 DOM
4. 2026-06-17
   days on market $115,000 Active 14 DOM
5. 2026-06-16
   days on market $115,000 Active 13 DOM
6. 2026-06-15
   days on market $115,000 Active 12 DOM
7. 2026-06-14
   days on market $115,000 Active 10 DOM
8. 2026-06-13
   days on market $115,000 Active 9 DOM
9. 2026-06-10
   days on market $115,000 Active 7 DOM
10. 2026-06-09
    days on market $115,000 Active 6 DOM
11. 2026-06-08
    days on market $115,000 Active 5 DOM
12. 2026-06-07
    days on market $115,000 Active 4 DOM
13. 2026-06-03
    remarks 690-char remark
14. 2026-06-03
    listed $115,000 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: $963 · $80/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$72/yr (+$6/mo · 7.5%)

ⓘ 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 2/10 Low
• 🌡 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: $12,648
• − Mortgage interest: −$6,442
• − Property taxes: −$963
• − Insurance: −$575
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$3,345
• Taxable loss: −$701
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $1,385/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

+1050.0% since first listed

11 events — show timeline

• 2026-05-29 Listed $115,000 LBRMLS
• 2025-04-15 Price Changed $110,000 LBRMLS
• 2025-03-14 Relisted — LBRMLS
• 2025-02-10 Contingent — LBRMLS
• 2025-01-10 Listed $120,000 LBRMLS
• 2011-11-23 Sold (MLS) $45,500 LBRMLS
• 2011-08-25 Listed $45,900 LBRMLS
• 2007-10-26 Sold (Public Records) $112,500 Public Records
• 2005-02-28 Sold (Public Records) $82,000 Public Records
• 2004-10-12 Sold (Public Records) $22,500 Public Records
• 2004-10-04 Sold (Public Records) $10,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $963 · +4.7% YoY. Source: county tax records.