2014 NW 24th St · Lawton, OK 73505

$160,000

2 bd · 1.0 ba · 2,036 sqft · SingleFamily public records · 33 Days on market

Built 1952 Est $224k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Excellent investment opportunity or great for an owner occupied!! Lots of space since it was a duplex & new a single family home since they removed the center wall!!! Also, getting new HVAC system installed!

Key facts

• New hvac system
• 2 parking spots
• Built 1952

Tags

• NEW HVAC SYSTEM

Property features AI

Exterior

• Parking: No garage; Covered carport for 2 vehicles; 2 total parking spaces
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story; Updated/remodeled; Brick veneer construction
• Construction: Composition roof
• Exterior features: Covered patio and porch; Porch; Wood fencing; Shed

Interior

• Kitchen: Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Fireplace heating; Ceiling fans; Other heating and cooling features
• Interior features: Vaulted ceilings; Double-pane windows with window coverings; Gas water heater; Fireplace
• Laundry & utility: Washer hookup; Crawl space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (31.6% below list).
• Recommended offer: $109k (31.6% 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, 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: Pat Henry Es (math 12% / reading 17%, grade F, #604 of 845 statewide, top 76%, 508 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 fast (+5.1%/yr); 403 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 $5k 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 33 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $109,448 (31.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $223,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3106 NW Brent Cir	0.24mi	3/2.0 (+1)	2,100 (+3%)	16mo	$240,000	$114	61
1616 NW 32nd St	0.28mi	3/2.0 (+1)	1,961 (-4%)	20mo	$215,490	$110	55
1525 NW 31st St	0.17mi	3/2.0 (+1)	1,800 (-12%)	12mo	$206,900	$115	53
1406 NW 33rd St	0.42mi	2/2.0	1,800 (-12%)	10mo	$75,000	$42	49
1607 NW 27th St	0.29mi	3/2.0 (+1)	1,788 (-12%)	13mo	$63,100	$35	46
2802 NW Templeton Ter	0.70mi	3/2.0 (+1)	2,100 (+3%)	20mo	$220,000	$105	36
1601 NW 37th St	0.59mi	3/2.5 (+1)	2,200 (+8%)	17mo	$350,000	$159	34
3403 NW Baltimore Ave	0.52mi	3/2.5 (+1)	2,300 (+13%)	13mo	$260,000	$113	32
1603 NW 34th St	0.46mi	3/3.0 (+1)	2,265 (+11%)	18mo	$265,000	$117	32
3411 NW Atlanta Ave	0.61mi	3/2.0 (+1)	1,800 (-12%)	14mo	$178,300	$99	31
1921 NW Oak Ave	0.73mi	3/1.5 (+1)	1,800 (-12%)	15mo	$74,000	$41	27
2907 NW Liberty Ave	0.60mi	3/2.0 (+1)	2,300 (+13%)	21mo	$245,000	$107	24

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: -19.0%
• Equity multiple: 0.32×
• Total profit: $-30,322
• Equity at exit: $23,857

10-year hold

• IRR: -8.3%
• Equity multiple: 0.44×
• Total profit: $-25,029
• Equity at exit: $13,834

Cash invested: $44,800 (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: 403
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-106

Break-even live

Break-even rent $1,228

Max offer price $141,319

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-60	+0% $-106	+5% $-151	+10% $-196
Rent	-10% $-192	-5% $-149	+0% $-106	+5% $-63	+10% $-19
Rate	-1.0pp $-25	-0.5pp $-65	base $-106	+0.5pp $-147	+1.0pp $-189

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $160,000 Active 33 DOM
2. 2026-06-19
   days on market $160,000 Active 31 DOM
3. 2026-06-18
   days on market $160,000 Active 30 DOM
4. 2026-06-17
   days on market $160,000 Active 29 DOM
5. 2026-06-16
   days on market $160,000 Active 28 DOM
6. 2026-06-15
   days on market $160,000 Active 27 DOM
7. 2026-06-14
   days on market $160,000 Active 25 DOM
8. 2026-06-13
   days on market $160,000 Active 24 DOM
9. 2026-06-10
   days on market $160,000 Active 22 DOM
10. 2026-06-09
    days on market $160,000 Active 21 DOM
11. 2026-06-08
    days on market $160,000 Active 20 DOM
12. 2026-06-07
    days on market $160,000 Active 19 DOM
13. 2026-06-05
    days on market $160,000 Active 16 DOM
14. 2026-06-03
    days on market $160,000 Active 15 DOM
15. 2026-06-02
    days on market $160,000 Active 14 DOM
16. 2026-06-01
    days on market $160,000 Active 13 DOM
17. 2026-05-31
    days on market $160,000 Active 12 DOM
18. 2026-05-30
    days on market $160,000 Active 11 DOM
19. 2026-05-15
    listed $160,000 Active

ⓘ 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: $776 · $65/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$664/yr (+$55/mo · 85.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 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: $13,134
• − Mortgage interest: −$8,962
• − Property taxes: −$776
• − Insurance: −$800
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$4,655
• Taxable loss: −$4,161
• Est. tax savings @ 24.0%: +$999
• After-tax cash flow: $-270/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

• 2026-05-15 Listed $160,000 LBRMLS

Property tax history

+0.5%/yr

Latest (2025): $776 · -3.0% YoY. Source: county tax records.