None · Lawton, OK 73505

$145,000

3 bd · 2.0 ba · 1,516 sqft · SingleFamily public records · 3 Days on market

Built 1979 0.32 ac lot Est $182k · 20% under

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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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Rent growth +3.8/5.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bath home featuring a spacious 2-car garage. Located in a desirable neighborhood, this well-maintained property offers comfortable living with a functional floor plan, generous bedrooms, and plenty of natural light throughout. The inviting living area is perfect for relaxing or entertaining guests. Enjoy the convenience of nearby schools, shopping, dining, and parks. A wonderful opportunity to own a beautiful home in a sought-after area.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1979

Property features AI

Finance

• Other: Property status: Existing; Occupancy: Vacant; Living area (per assessor): 1,516
• Financial info: Listing terms: Cash, Conventional, FHA or VA
• HOA & community: No mandatory association dues

Exterior

• Parking: Asphalt driveway; 2-car garage
• Utilities: Homestead exempt
• Home design: Single family residence; Residential property; Faces north; One story
• Construction: Brick construction; Composition roof (roof year 2026); Slab foundation
• Exterior features: Covered patio; Chain link fencing; Lot with irregular dimensions (128 x 172 x 137 x 67)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Aluminum frame windows
• Interior features: One-level home; Living area; Patio (covered); Storm shelter (outdoors)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $74 ($889/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 $126k (12.9% below list).
• Recommended offer: $126k (12.9% below list) — sets the bar for 1% rule.

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, schools D-, crime 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.
• 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 $1k of loan paydown is wiped out by about $4k 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

• Only 3 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 $126,236 (12.9% below list)

Questions for the listing agent

1. Built in 1979 — 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: 0.87% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $181,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2608 NW 78th St	0.03mi	3/2.0	1,500 (-1%)	7mo	$167,000	$111	91
2802 NW 75th St	0.19mi	3/2.0	1,543 (+2%)	2mo	$179,000	$116	86
2412 NW 80th St	0.17mi	3/2.0	1,400 (-8%)	3mo	$180,000	$129	77
2612 NW 77th St	0.09mi	3/1.5	1,400 (-8%)	7mo	$168,000	$120	75
7823 NW Morrocco Dr	0.14mi	3/2.0	1,668 (+10%)	3mo	$200,000	$120	74
2318 NW 77th St	0.18mi	3/2.0	1,700 (+12%)	6mo	$110,000	$65	66
7315 NW Andrews Ave	0.63mi	3/2.0	1,500 (-1%)	4mo	$184,974	$123	66
7214 NW Crestwood Dr	0.51mi	3/2.0	1,600 (+6%)	4mo	$190,000	$119	64
7608 NW Kingsbury Ave	0.71mi	3/2.0	1,500 (-1%)	4mo	$202,950	$135	61
2315 NW 75th St	0.30mi	3/2.0	1,300 (-14%)	8mo	$95,000	$73	56
7610 NW Kingsbury Ave	0.71mi	3/2.0	1,600 (+6%)	4mo	$200,000	$125	55
7331 NW Andrews	0.57mi	3/2.0	1,400 (-8%)	8mo	$179,000	$128	54

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-16,034
• Equity at exit: $21,620

10-year hold

• IRR: 1.2%
• Equity multiple: 1.10×
• Total profit: $3,893
• Equity at exit: $12,537

Cash invested: $40,600 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $74

Break-even live

Break-even rent $1,169

Max offer price $145,000

Occupancy floor 89%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $145,000 Active 3 DOM
2. 2026-06-18
   days on market $145,000 Active 2 DOM
3. 2026-06-17
   remarks 479-char remark
4. 2026-06-17
   listed $145,000 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: $1,229 · $102/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$76/yr (+$6/mo · 6.2%)

ⓘ 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 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: $15,148
• − Mortgage interest: −$8,122
• − Property taxes: −$1,229
• − Insurance: −$725
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$4,218
• Taxable loss: −$1,570
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $1,265/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

1 event — show timeline

• 2026-06-16 Listed $145,000 MLSOK

Property tax history

+2.2%/yr

Latest (2018): $1,229 · +16.3% YoY. Source: county tax records.