4820 NW Williams Ave · Lawton, OK 73505

$107,000

3 bd · 2.0 ba · 1,027 sqft · SingleFamily public records · 248 Days on market

Built 1968 Est $117k · 9% 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 +26.9/30.0
• ARV discount +11.4/15.0
• DSCR +9.3/10.0
• 1% rule +6.5/10.0
• 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

The 3 bedroom, 1.5 bathroom, 2 car garage is just what you are looking for and eager for a new owner. Roof was replaced in August 2025. Located in the Northwest part of Lawton this home is close to shopping and restaurants and will be a great home for any buyer. Seller has also replaced the laminate flooring in the kitchen and bathroom. Great space and priced to sell. Schedule your viewing today.

Key facts

• Close to restaurants
• Close to shopping
• Roof replaced

Tags

• ROOF REPLACED
• LAMINATE FLOORING REPLACED
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered parking spaces; 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story; Brick veneer construction; Slab foundation
• Construction: Brick veneer exterior; Composition roof; Slab foundation; Built as a single-family residence
• Exterior features: Covered patio; Patio; Porch; Chain link fence; Composition roof

Interior

• Kitchen: Cooktop; Dishwasher; Range hood; Gas water heater
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Window coverings; Smoke detectors
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $94k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Ridgecrest Es (math 27% / reading 17%, grade F, #413 of 845 statewide, top 54%, 453 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 $740 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $30k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $107k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 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 1968 — 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: 1.15% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.85%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $117,078
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4610 NW Lincoln Ave	0.11mi	3/1.0	1,000 (-3%)	2mo	$80,000	$80	84
4607 NW Lincoln Ave	0.11mi	3/2.0	1,100 (+7%)	4mo	$127,500	$116	80
2205 NW 46th St	0.25mi	3/1.5	1,000 (-3%)	5mo	$100,000	$100	77
2306 NW 47th St	0.18mi	3/1.5	1,100 (+7%)	2mo	$125,000	$114	76
1502 NW 48th St	0.41mi	3/2.0	1,000 (-3%)	1mo	$84,343	$84	76
4618 NW Ozmun Ave	0.40mi	3/1.5	1,000 (-3%)	4mo	$103,000	$103	72
4816 NW Ozmun	0.38mi	3/1.0	1,000 (-3%)	6mo	$97,500	$98	69
2410 NW Norman Cir	0.41mi	3/2.0	1,101 (+7%)	3mo	$153,000	$139	66
4428 Baltimore	0.44mi	3/1.0	1,100 (+7%)	2mo	$134,900	$123	62
1416 NW 50th St	0.42mi	3/1.5	1,100 (+7%)	6mo	$130,000	$118	61
2253 NW 40th	0.63mi	3/1.0	1,000 (-3%)	4mo	$56,000	$56	59
4818 NW Lindy Ave	0.32mi	3/1.0	900 (-12%)	3mo	$104,000	$116	58

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $4,205
• Equity at exit: $15,954

10-year hold

• IRR: 14.9%
• Equity multiple: 2.32×
• Total profit: $39,487
• Equity at exit: $9,251

Cash invested: $29,960 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$561
• Tax from tax record: −$73 /mo · $874/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $296

Break-even live

Break-even rent $859

Max offer price $107,000

Occupancy floor 71%

Sensitivity live

Price	-10% $357	-5% $326	+0% $296	+5% $266	+10% $235
Rent	-10% $199	-5% $247	+0% $296	+5% $345	+10% $393
Rate	-1.0pp $350	-0.5pp $323	base $296	+0.5pp $268	+1.0pp $240

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $107,000 Active 248 DOM
2. 2026-06-19
   days on market $107,000 Active 246 DOM
3. 2026-06-18
   days on market $107,000 Active 245 DOM
4. 2026-06-17
   days on market $107,000 Active 244 DOM
5. 2026-06-16
   days on market $107,000 Active 243 DOM
6. 2026-06-15
   days on market $107,000 Active 242 DOM
7. 2026-06-14
   days on market $107,000 Active 240 DOM
8. 2026-06-13
   days on market $107,000 Active 239 DOM
9. 2026-06-10
   days on market $107,000 Active 237 DOM
10. 2026-06-09
    days on market $107,000 Active 236 DOM
11. 2026-06-08
    days on market $107,000 Active 235 DOM
12. 2026-06-07
    days on market $107,000 Active 234 DOM
13. 2026-06-05
    days on market $107,000 Active 231 DOM
14. 2026-06-03
    days on market $107,000 Active 230 DOM
15. 2026-06-02
    days on market $107,000 Active 229 DOM
16. 2026-06-01
    days on market $107,000 Active 228 DOM
17. 2026-05-31
    days on market $107,000 Active 227 DOM
18. 2026-05-30
    days on market $107,000 Active 226 DOM
19. 2026-05-22
    status Pending
20. 2026-05-11
    status Active
21. 2026-05-08
    historical Active Under Contract
22. 2026-04-01
    price $107,000
23. 2026-03-12
    price $110,000
24. 2025-10-08
    listed $115,000 Active
25. 2003-06-26
    soldstatus $55,000

ⓘ 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: $874 · $73/mo
• Projected year-2 tax: $963 · $80/mo
• Expected delta: +$89/yr (+$7/mo · 10.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 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: $14,802
• − Mortgage interest: −$5,994
• − Property taxes: −$874
• − Insurance: −$535
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$3,113
• Taxable income: $1,919
• Est. tax owed @ 24.0%: −$460
• After-tax cash flow: $3,091/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

+94.5% since first listed

7 events — show timeline

• 2026-05-22 Pending — LBRMLS
• 2026-05-11 Relisted — LBRMLS
• 2026-05-08 Contingent — LBRMLS
• 2026-04-01 Price Changed $107,000 LBRMLS
• 2026-03-12 Price Changed $110,000 LBRMLS
• 2025-10-08 Listed $115,000 LBRMLS
• 2003-06-26 Sold (Public Records) $55,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $874 · +4.4% YoY. Source: county tax records.