1116 NW Oak Ave · Lawton, OK 73507

$79,800

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 36 Days on market

Built 1945 7,000 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice opportunity for an investment property. Currently rented at $600.00. 3 bed, 1 bath, nice location within Fields and Dunning. Call listing agent, Brenda Spencer-Ragland, 580-512-0591 or Nikki Thurman at 405-590-4195.

Key facts

• Covered front porch
• Spacious lot
• Fenced backyard

Tags

• KITCHEN DINING COMBINATION
• COVERED FRONT PORCH
• FENCED BACKYARD
• CONVENIENT CARPORT
• ADDITIONAL GARAGE SPACE
• SPACIOUS LOT

Property features AI

Exterior

• Parking: 2 total parking spaces (includes 1 covered garage space and 1 covered carport space); Has garage; Has carport
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One story
• Construction: Frame construction
• Exterior features: Covered porch; Wood fencing; Composition roof; Public maintained road frontage on a city street

Interior

• Kitchen: Cooktop; Range hood; Gas water heater
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Storm windows and window coverings; No fireplace
• Laundry & utility: Washer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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 flat; 208 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 $552 of loan paydown is wiped out by about $2k 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 + 0.2% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $68k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $77,406 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1945 — 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: 1.41% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.64%
• DSCR: 1.87
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $31,080
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1206 NW Baldwin Ave	0.21mi	3/1.0	945 (+12%)	16mo	$95,000	$101	56
1712 NW Euclid Ave	0.69mi	2/2.0 (-1)	900 (+7%)	1mo	$61,200	$68	46
1204 NW Taft	0.52mi	2/1.0 (-1)	950 (+13%)	5mo	$35,000	$37	45
1209 NW Williams Ave	0.67mi	2/1.0 (-1)	800 (-5%)	15mo	$19,200	$24	43
1802 NW Kingsbury Ave	0.69mi	2/1.0 (-1)	900 (+7%)	13mo	$20,000	$22	40
1514 NW Euclid Ave	0.60mi	2/1.0 (-1)	930 (+11%)	18mo	$28,000	$30	34

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 · 0.25% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.33×
• Total profit: $7,334
• Equity at exit: $11,898

10-year hold

• IRR: 15.5%
• Equity multiple: 2.10×
• Total profit: $24,622
• Equity at exit: $6,900

Cash invested: $22,344 (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 73507

• Home prices YoY: -23.2%
• Rents YoY: 0.2%
• Active inventory: 208
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$418
• Tax from tax record: −$70 /mo · $843/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $366

Break-even live

Break-even rent $661

Max offer price $79,800

Occupancy floor 62%

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: $19,950
• Closing costs: $2,394
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $79,800 Active 36 DOM
2. 2026-06-18
   days on market $79,800 Active 35 DOM
3. 2026-06-17
   days on market $79,800 Active 34 DOM
4. 2026-06-16
   days on market $79,800 Active 33 DOM
5. 2026-06-15
   days on market $79,800 Active 32 DOM
6. 2026-06-14
   days on market $79,800 Active 30 DOM
7. 2026-06-13
   days on market $79,800 Active 29 DOM
8. 2026-06-10
   days on market $79,800 Active 27 DOM
9. 2026-06-09
   days on market $79,800 Active 26 DOM
10. 2026-06-08
    days on market $79,800 Active 25 DOM
11. 2026-06-07
    days on market $79,800 Active 24 DOM
12. 2026-06-05
    days on market $79,800 Active 21 DOM
13. 2026-06-03
    days on market $79,800 Active 20 DOM
14. 2026-06-02
    days on market $79,800 Active 19 DOM
15. 2026-06-01
    days on market $79,800 Active 18 DOM
16. 2026-05-31
    days on market $79,800 Active 17 DOM
17. 2026-05-30
    days on market $79,800 Active 16 DOM
18. 2026-05-13
    listed $79,800 Active
19. 2025-12-08
    historical $800
20. 2025-12-02
    listed $800
21. 2023-05-15
    soldstatus $67,500
22. 2023-05-04
    soldstatus $67,500 220-char remark

    Show marketing remark (220 chars)

    Nice opportunity for an investment property. Currently rented at $600.00. 3 bed, 1 bath, nice location within Fields and Dunning. Call listing agent, Brenda Spencer-Ragland, 580-512-0591 or Nikki Thurman at 405-590-4195.

23. 2023-04-03
    listed $72,500 220-char remark

    Show marketing remark (220 chars)

    Nice opportunity for an investment property. Currently rented at $600.00. 3 bed, 1 bath, nice location within Fields and Dunning. Call listing agent, Brenda Spencer-Ragland, 580-512-0591 or Nikki Thurman at 405-590-4195.

24. 2011-07-18
    soldstatus $51,900
25. 2011-01-11
    listed $56,232
26. 2007-11-02
    soldstatus $85,000
27. 2003-02-24
    soldstatus $58,000

ⓘ 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: $843 · $70/mo
• Projected year-2 tax: $843 · $70/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 6/10 Major 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: $13,484
• − Mortgage interest: −$4,470
• − Property taxes: −$843
• − Insurance: −$399
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$2,321
• Taxable income: $3,293
• Est. tax owed @ 24.0%: −$790
• After-tax cash flow: $3,598/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): 21,046
• Household income: $62,132
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 979.0

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 0.65)
• Race & ethnicity: White 56% Hispanic / Latino 14% Two or more races 13% Black 13% Native American 7% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -38.48%
• Current HPI: 127.057
• Rent YoY: ▲ 0.25%
• 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

+37.6% since first listed

10 events — show timeline

• 2026-05-13 Listed $79,800 LBRMLS
• 2025-12-08 Rental Removed $800 BUILDIUM
• 2025-12-02 Listed for Rent $800 BUILDIUM
• 2023-05-15 Sold (Public Records) $67,500 Public Records
• 2023-05-04 Sold (MLS) $67,500 LBRMLS
• 2023-04-03 Listed $72,500 LBRMLS
• 2011-07-18 Sold (MLS) $51,900 LBRMLS
• 2011-01-11 Listed $56,232 LBRMLS
• 2007-11-02 Sold (Public Records) $85,000 Public Records
• 2003-02-24 Sold (Public Records) $58,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $843 · +2.1% YoY. Source: county tax records.