1416 NW Columbia Ave · Lawton, OK 73507

$115,000

3 bd · 1.0 ba · 928 sqft · SingleFamily public records · 4 Days on market

Built 1931 6,969 sqft lot

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * UPDATE: Rented on 5/22/26. * * * This little cutie is ready for a new owner! Total remodel - NEW roof, kitchen appliances, cabinets, privacy fence, mini-split HVAC systems, flooring, paint, bathroom fixtures, and more! The house sits on a large corner lot with a charming covered porch. From the gorgeous gas stove to the completely new bathroom, this house is a total package! Available for rent ($900/month) or for sale. Schedule your tour today! RENTAL INQUIRIES: 580-919-0405. PURCHASE INQUIRIES: 580-713-9494.

Key facts

• Covered porch
• Kitchen appliances
• Privacy fence

Tags

• NEW ROOF
• KITCHEN APPLIANCES
• PRIVACY FENCE
• MINI-SPLIT HVAC SYSTEMS
• GORGEOUS GAS STOVE
• COVERED PORCH

Property features AI

Finance

• Financial info: Annual property tax approximately $711

Exterior

• Parking: No garage
• Home design: Single-family residence, one level
• Construction: Built with other/unspecified materials
• Exterior features: Lot approximately 0.16 acres

Interior

• Bathrooms: One full bathroom
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/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 $112k (2.3% below list).
• Recommended offer: $112k (2.3% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $115k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — 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 $112,367 (2.3% below list)

Questions for the listing agent

1. Built in 1931 — 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: 0.98% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $71,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1712 NW Euclid Ave	0.26mi	2/2.0 (-1)	900 (-3%)	1mo	$61,200	$68	73
1339 NW Ferris	0.25mi	3/2.0	1,000 (+8%)	4mo	$75,900	$76	68
1207 SW B Ave	0.48mi	3/1.0	900 (-3%)	7mo	$52,000	$58	67
1404 SW C Ave	0.55mi	3/1.0	1,000 (+8%)	3mo	$92,500	$93	59
1712 NW Columbia Ave	0.21mi	2/1.0 (-1)	800 (-14%)	6mo	$67,000	$84	57
1410 SW C Ave	0.54mi	2/1.0 (-1)	1,000 (+8%)	0mo	$65,000	$65	56
1814 NW Dearborn Ave	0.32mi	2/1.0 (-1)	800 (-14%)	3mo	$65,000	$81	54
2114 NW Bell Ave	0.57mi	2/1.0 (-1)	850 (-8%)	1mo	$49,215	$58	54
701 NW 22nd St	0.62mi	2/1.0 (-1)	1,000 (+8%)	1mo	$49,200	$49	53
1206 NW Oak Ave	0.64mi	2/1.0 (-1)	1,000 (+8%)	7mo	$77,000	$77	46
1122 NW Oak Ave	0.68mi	2/1.0 (-1)	1,000 (+8%)	7mo	$79,000	$79	45
1202 NW Oak Ave	0.64mi	2/1.0 (-1)	1,056 (+14%)	7mo	$117,700	$111	36

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: -9.0%
• Equity multiple: 0.68×
• Total profit: $-10,393
• Equity at exit: $17,147

10-year hold

• IRR: -3.4%
• Equity multiple: 0.80×
• Total profit: $-6,391
• 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: 8.5×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $177

Break-even live

Break-even rent $899

Max offer price $115,000

Occupancy floor 79%

Sensitivity live

Price	-10% $243	-5% $210	+0% $177	+5% $145	+10% $112
Rent	-10% $89	-5% $133	+0% $177	+5% $222	+10% $266
Rate	-1.0pp $235	-0.5pp $207	base $177	+0.5pp $148	+1.0pp $117

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 2 events

1. 2026-05-21
   listed $115,000 Active
2. 2013-01-14
   soldstatus $50,000

ⓘ 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: $711 · $59/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$324/yr (+$27/mo · 45.6%)

ⓘ 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 1/10 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: $13,484
• − Mortgage interest: −$6,442
• − Property taxes: −$711
• − Insurance: −$575
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$3,345
• Taxable income: $253
• Est. tax owed @ 24.0%: −$61
• After-tax cash flow: $2,069/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

+130.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $115,000 LBRMLS
• 2013-01-14 Sold (Public Records) $50,000 Public Records

Property tax history

-3.1%/yr

Latest (2025): $711 · +46.6% YoY. Source: county tax records.