3118 NW Kinyon Ave · Lawton, OK 73505

$129,000

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 17 Days on market

Built 1954 6,787 sqft lot Est $146k · 12% 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 +20.0/30.0
• ARV discount +12.7/15.0
• DSCR +6.4/10.0
• 1% rule +4.8/10.0
• 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 MLS

Home sets on a 1acres lot quiet neighborhood new light fixtures and fairly new appliances; well taken care of. Big back yard for entertaining; also comes with storm cellar and shed. Central Heat and air still fairly new.

Key facts

• Metal shed
• Fenced backyard
• Close to shopping

Tags

• NEW WINDOWS
• FENCED BACKYARD
• METAL SHED
• CLOSE TO SHOPPING
• CLOSE TO ENTERTAINMENT
• CLOSE TO IMPORTANT ROADS

Property features AI

Exterior

• Parking: 1 total parking space; 1 covered space; 1-car carport; No garage
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Lot about 7,500 square feet

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $159 ($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 $126k (2.1% below list).
• Recommended offer: $126k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 6.1% 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: 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 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 $892 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

• It's been on market 17 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $98k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $126,347 (2.1% below list)

Questions for the listing agent

1. Built in 1954 — 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: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $146,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3201 NW Ferris Ave	0.29mi	3/2.0	1,300 (-4%)	2mo	$150,000	$115	74
1615 NW 25th St	0.43mi	3/1.0	1,300 (-4%)	4mo	$90,000	$69	71
3140 NW Kinyon Ave	0.14mi	3/2.0	1,200 (-11%)	3mo	$129,900	$108	69
3128 NW Kinyon	0.06mi	2/1.0 (-1)	1,200 (-11%)	8mo	$112,500	$94	67
809 NW 33rd St	0.20mi	3/2.0	1,200 (-11%)	2mo	$140,000	$117	67
1635 NW 26th St	0.50mi	3/1.0	1,300 (-4%)	4mo	$68,272	$53	66
1415 NW 23rd St	0.49mi	4/1.5 (+1)	1,300 (-4%)	2mo	$41,500	$32	62
2312 NW Cheyenne Ave	0.57mi	3/2.0	1,400 (+4%)	4mo	$95,000	$68	60
3822 NW Meadowbrook Dr	0.68mi	4/1.5 (+1)	1,400 (+4%)	3mo	$170,000	$121	53
3802 NW Columbia Ave	0.74mi	4/2.0 (+1)	1,400 (+4%)	5mo	$140,000	$100	47
3801 NW Meadowbrook Dr	0.55mi	3/2.0	1,200 (-11%)	8mo	$140,000	$117	45
4122 NW Currell Dr	0.74mi	3/2.0	1,500 (+11%)	4mo	$222,000	$148	40

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-8,002
• Equity at exit: $19,234

10-year hold

• IRR: 6.1%
• Equity multiple: 1.50×
• Total profit: $17,943
• Equity at exit: $11,154

Cash invested: $36,120 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$109 /mo · $1,305/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $159

Break-even live

Break-even rent $1,062

Max offer price $129,000

Occupancy floor 82%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $129,000 Active 17 DOM
2. 2026-06-18
   days on market $129,000 Active 16 DOM
3. 2026-06-17
   days on market $129,000 Active 15 DOM
4. 2026-06-16
   days on market $129,000 Active 14 DOM
5. 2026-06-15
   price $129,000 Active 13 DOM
6. 2026-06-15
   days on market $135,000 Active 13 DOM
7. 2026-06-14
   days on market $135,000 Active 11 DOM
8. 2026-06-13
   days on market $135,000 Active 10 DOM
9. 2026-06-10
   days on market $135,000 Active 8 DOM
10. 2026-06-09
    days on market $135,000 Active 7 DOM
11. 2026-06-08
    days on market $135,000 Active 6 DOM
12. 2026-06-07
    days on market $135,000 Active 5 DOM
13. 2026-06-05
    days on market $135,000 Active 2 DOM
14. 2026-06-03
    remarks 697-char remark
15. 2026-06-03
    pricedays on marketlisting id $135,000 Active 1 DOM
16. 2026-06-02
    days on market $130,000 Active 62 DOM
17. 2026-06-01
    days on market $130,000 Active 61 DOM
18. 2026-05-31
    days on market $130,000 Active 60 DOM
19. 2026-05-30
    days on market $130,000 Active 59 DOM
20. 2026-05-19
    status Pending
21. 2026-04-20
    historical Active Under Contract
22. 2026-04-03
    listed $130,000 Active
23. 2026-03-31
    listed $130,000 Active 220-char remark

    Show marketing remark (220 chars)

    Home sets on a 1acres lot quiet neighborhood new light fixtures and fairly new appliances; well taken care of. Big back yard for entertaining; also comes with storm cellar and shed. Central Heat and air still fairly new.

24. 2022-08-08
    soldstatus $97,900
25. 2022-04-12
    listed $97,900
26. 2021-04-01
    soldstatus $43,500
27. 2021-01-12
    listed $47,900
28. 2020-07-29
    soldstatus $39,000
29. 2020-07-28
    soldstatus $39,000
30. 2020-06-24
    listed $39,900
31. 1997-08-28
    soldstatus $63,500

ⓘ 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: $1,305 · $109/mo
• Projected year-2 tax: $1,305 · $109/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 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: $15,162
• − Mortgage interest: −$7,226
• − Property taxes: −$1,305
• − Insurance: −$645
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$3,753
• Taxable loss: −$193
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $1,956/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

+104.7% since first listed

12 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-04-20 Contingent — LBRMLS
• 2026-04-03 Listed $130,000 LBRMLS
• 2026-03-31 Listed $130,000 Fizber.com
• 2022-08-08 Sold (MLS) $97,900 LBRMLS
• 2022-04-12 Listed $97,900 LBRMLS
• 2021-04-01 Sold (MLS) $43,500 LBRMLS
• 2021-01-12 Listed $47,900 LBRMLS
• 2020-07-29 Sold (Public Records) $39,000 Public Records
• 2020-07-28 Sold (MLS) $39,000 LBRMLS
• 2020-06-24 Listed $39,900 LBRMLS
• 1997-08-28 Sold (Public Records) $63,500 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,305 · +4.7% YoY. Source: county tax records.