1510 SW B Ave · Lawton, OK 73501

$45,000

2 bd · 1.0 ba · 772 sqft · SingleFamily public records · 58 Days on market

Built 1942 7,000 sqft lot Est $52k · 13% under

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Why this score? — see what drove the B+ 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 +13.3/15.0
• 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

Bring offers on this cute cottage style home. It is located on a nice clean street close to everything. It was recently vacated and everything has been in working order. It would be wonderful investment opportunity or make an adorable home with just a little TLC. The backyard is fenced and very nice size with storage. Home is being sold as is. Seller will not do repairs. Call or text the Munchel Team with questions [phone].

Key facts

• 7,000 sq ft lot
• Parking
• Built 1942

Property features AI

Finance

• Other: Property type: Residential

Exterior

• Parking: 1 parking space (covered); 1-car carport; No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Stucco construction; Composition roof
• Exterior features: Chain link fence; Shed(s); Public-maintained city street frontage

Interior

• Kitchen: Cooktop
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Window unit cooling
• Interior features: Cooktop; No fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.3% 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: 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 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 $311 of loan paydown is wiped out by about $319 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $45k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.40% ✓
• Cap rate: 21.27%
• Cash-on-cash: 53.48%
• DSCR: 3.38
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $51,724
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1801 SW B Ave	0.21mi	2/1.0	750 (-3%)	13mo	$20,000	$27	74
1712 NW Columbia Ave	0.49mi	2/1.0	800 (+4%)	6mo	$67,000	$84	66
1412 NW Bell Ave	0.38mi	2/1.0	800 (+4%)	15mo	$69,900	$87	64
1814 NW Dearborn Ave	0.60mi	2/1.0	800 (+4%)	3mo	$65,000	$81	63
109 SW 18th St	0.23mi	2/1.0	700 (-9%)	13mo	$20,000	$29	63
1904 NW Bell Ave	0.51mi	2/1.0	800 (+4%)	9mo	$55,000	$69	63
1211 SW J Ave	0.63mi	2/1.0	800 (+4%)	4mo	$12,500	$16	61
1708 NW Arlington	0.30mi	2/1.0	800 (+4%)	23mo	$65,000	$81	61
1810 NW Lake Ave	0.41mi	2/1.0	800 (+4%)	18mo	$45,250	$57	60
2114 NW Bell Ave	0.66mi	2/1.0	850 (+10%)	1mo	$49,215	$58	52
1310 NW Euclid	0.61mi	2/1.0	691 (-10%)	16mo	$46,500	$67	41

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: 52.9%
• Equity multiple: 3.51×
• Total profit: $31,576
• Equity at exit: $11,494

10-year hold

• IRR: 55.5%
• Equity multiple: 6.74×
• Total profit: $72,272
• Equity at exit: $12,616

Cash invested: $12,600 (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 73501

• Home prices YoY: -0.4%
• Rents YoY: 1.7%
• Active inventory: 117
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $561

Break-even live

Break-even rent $370

Max offer price $45,000

Occupancy floor 43%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $45,000 Active 58 DOM
2. 2026-06-18
   days on market $45,000 Active 57 DOM
3. 2026-06-17
   days on market $45,000 Active 56 DOM
4. 2026-06-16
   days on market $45,000 Active 55 DOM
5. 2026-06-15
   days on market $45,000 Active 54 DOM
6. 2026-06-14
   days on market $45,000 Active 52 DOM
7. 2026-06-13
   statusdays on market $45,000 Active 51 DOM
8. 2026-05-20
   price $45,000
9. 2026-04-08
   listed $49,900 Active
10. 2026-03-18
    historical
11. 2026-02-03
    listed $60,000 Active
12. 2025-10-22
    historical
13. 2025-06-30
    price $65,000
14. 2025-04-22
    listed $70,000 Active
15. 2016-12-20
    soldstatus $16,000
16. 2016-12-16
    soldstatus $16,000
17. 2016-05-04
    listed $14,500

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $449 · $37/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 2/10 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: $12,967
• − Mortgage interest: −$2,521
• − Property taxes: −$449
• − Insurance: −$225
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$1,309
• Taxable income: $6,388
• Est. tax owed @ 24.0%: −$1,533
• After-tax cash flow: $5,205/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

+210.3% since first listed

10 events — show timeline

• 2026-05-20 Price Changed $45,000 LBRMLS
• 2026-04-08 Listed $49,900 LBRMLS
• 2026-03-18 Listing Removed — MLSOK
• 2026-02-03 Listed $60,000 MLSOK
• 2025-10-22 Listing Removed — MLSOK
• 2025-06-30 Price Changed $65,000 MLSOK
• 2025-04-22 Listed $70,000 MLSOK
• 2016-12-20 Sold (Public Records) $16,000 Public Records
• 2016-12-16 Sold (MLS) $16,000 LBRMLS
• 2016-05-04 Listed $14,500 LBRMLS

Property tax history

+3.9%/yr

Latest (2025): $449 · +1.8% YoY. Source: county tax records.