1605 SW B Ave · Lawton, OK 73501

$72,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 205 Days on market

Built 1941 7,200 sqft lot Est $123k · 42% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Cute 3 bedroom, 2 bath close to downtown.

Key facts

• 7,200 sq ft lot
• Parking
• Built 1941

Property features AI

Exterior

• Parking: 1 total parking space; 1 covered space; 1 carport space; Open parking with driveway; No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available; Electric service
• Home design: Single-family residence; One level
• Construction: Frame construction; Composition roof; Built as single-family residence
• Exterior features: Covered porch; Storm door(s); Chain link fencing; Shed(s)

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Range hood; Gas water heater
• Flooring: Ceramic tile; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling
• Interior features: Window coverings; Smoke detector(s)
• Laundry & utility: Washer hookup; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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: Lincoln Es (math 8% / reading 8%, grade F, #741 of 845 statewide, top 89%, 401 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 rising (+1.7%/yr); 117 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 (-0.7%/yr); year-one equity from $498 of loan paydown is wiped out by about $510 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 (-0.7% appreciation + 1.7% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $72k implies a 247% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.90% ✓
• Cap rate: 16.64%
• Cash-on-cash: 36.96%
• DSCR: 2.64
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $123,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1505 NW Lake Ave	0.31mi	3/2.0	1,400 (+2%)	4mo	$61,001	$44	78
1705 NW Lake Ave	0.32mi	3/2.0	1,416 (+4%)	1mo	$179,000	$126	78
1515 SW H Ave	0.46mi	3/2.0	1,400 (+2%)	2mo	$120,000	$86	73
1206 SW B Ave	0.33mi	4/1.0 (+1)	1,446 (+6%)	4mo	$125,000	$86	62
1703 NW Euclid Ave	0.60mi	3/2.0	1,300 (-5%)	2mo	$42,000	$32	62
1712 NW Bell Ave	0.37mi	3/2.0	1,500 (+10%)	6mo	$100,000	$67	61
1416 NW Bell Ave	0.36mi	3/2.0	1,200 (-12%)	3mo	$119,900	$100	60
1702 NW Euclid Ave	0.57mi	3/1.5	1,300 (-5%)	7mo	$42,000	$32	57
1410 NW Columbia Ave	0.44mi	3/2.0	1,200 (-12%)	5mo	$108,000	$90	55
911 NW Columbia Ave	0.71mi	3/1.0	1,300 (-5%)	2mo	$120,000	$92	53
803 NW Arlington Ave	0.74mi	3/3.0	1,300 (-5%)	2mo	$215,000	$165	52
1004 NW Columbia Ave	0.65mi	2/1.0 (-1)	1,200 (-12%)	6mo	$135,000	$113	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.71% appreciation · 1.7% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 2.65×
• Total profit: $33,309
• Equity at exit: $18,390

10-year hold

• IRR: 38.8%
• Equity multiple: 4.95×
• Total profit: $79,717
• Equity at exit: $20,186

Cash invested: $20,160 (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 73501

• Home prices YoY: -0.4%
• Rents YoY: 1.7%
• Active inventory: 117
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $621

Break-even live

Break-even rent $582

Max offer price $72,000

Occupancy floor 50%

Sensitivity live

Price	-10% $662	-5% $641	+0% $621	+5% $601	+10% $580
Rent	-10% $513	-5% $567	+0% $621	+5% $675	+10% $729
Rate	-1.0pp $657	-0.5pp $639	base $621	+0.5pp $602	+1.0pp $583

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-02
   days on market $72,000 Active 205 DOM
2. 2026-06-01
   days on market $72,000 Active 204 DOM
3. 2026-05-31
   days on market $72,000 Active 203 DOM
4. 2026-05-30
   days on market $72,000 Active 202 DOM
5. 2026-05-19
   status Pending
6. 2026-05-11
   historical Active Under Contract
7. 2026-04-28
   status Active
8. 2026-04-15
   historical Active Under Contract
9. 2026-03-17
   price $75,000
10. 2025-10-30
    listed $79,900 Active
11. 2012-08-22
    soldstatus $20,750 41-char remark

    Show marketing remark (41 chars)

    Cute 3 bedroom, 2 bath close to downtown.

12. 2012-06-14
    listed $19,900 41-char remark

    Show marketing remark (41 chars)

    Cute 3 bedroom, 2 bath close to downtown.

13. 2008-02-26
    soldstatus $61,000
14. 2004-03-18
    soldstatus $46,000
15. 1999-04-30
    soldstatus $41,500

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $648 · $54/mo
• Expected delta: +$20/yr (+$2/mo · 3.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°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: $16,419
• − Mortgage interest: −$4,033
• − Property taxes: −$628
• − Insurance: −$360
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$2,095
• Taxable income: $6,676
• Est. tax owed @ 24.0%: −$1,602
• After-tax cash flow: $5,850/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): 20,397
• Household income: $49,741
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 742.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 45% Black 20% Two or more races 18% Hispanic / Latino 14% Native American 7% Asian 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 8% Tagalog/Filipino 1% German/W. Germanic 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: ▼ -0.71%
• Current HPI: 172.4877
• Rent YoY: ▲ 1.70%
• 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

+80.7% since first listed

11 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-05-11 Contingent — LBRMLS
• 2026-04-28 Relisted — LBRMLS
• 2026-04-15 Contingent — LBRMLS
• 2026-03-17 Price Changed $75,000 LBRMLS
• 2025-10-30 Listed $79,900 LBRMLS
• 2012-08-22 Sold (MLS) $20,750 LBRMLS
• 2012-06-14 Listed $19,900 LBRMLS
• 2008-02-26 Sold (Public Records) $61,000 Public Records
• 2004-03-18 Sold (Public Records) $46,000 Public Records
• 1999-04-30 Sold (Public Records) $41,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $628 · +2.4% YoY. Source: county tax records.