416 NW Woodland Dr · Lawton, OK 73505

$149,500

4 bd · 2.0 ba · 1,274 sqft · SingleFamily public records · 3 Days on market

Built 1967 8,393 sqft lot Est $143k · at est.

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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).

• Cash flow +20.8/30.0
• DSCR +6.6/10.0
• ARV discount +5.4/15.0
• 1% rule +4.7/10.0
• 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

Fabulous remodeled home located in Woodland Hills Schools District. Complete with updated appliances, marble countertops, kitchen bar with bar stools. We also have huge open living area complete with fireplace. The windows have been replaced. Also includes 3 bedrooms, 1 3/4 baths over-sized 2 car garage. Backyard includes huge covered patio plus a hot tub!!! Call LA or owner for a showing appt.

Key facts

• Updated appliances
• Kitchen bar
• Marble countertops

Tags

• REMODELED HOME
• UPDATED APPLIANCES
• MARBLE COUNTERTOPS
• KITCHEN BAR
• OPEN LIVING AREA
• FIREPLACE

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2-car garage with garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story; Updated / remodeled; Brick veneer construction
• Construction: Composition roof; Slab foundation; Built with brick veneer
• Exterior features: Covered patio and porch; Wood fencing; Spa / hot tub

Interior

• Kitchen: Cooktop; Microwave; Dishwasher; Disposal; Refrigerator; Range hood
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Breakfast bar; Walk-in closets; Pantry; Double-pane windows; Gas and wood-burning fireplace
• Laundry & utility: Washer hookup; Washer and dryer included; Laundry area in garage; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (2.8% below list).
• Recommended offer: $145k (2.8% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: Woodland Hills Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 466 students, 0% FRL); Eisenhower Ms (math 20% / reading 30%, grade F, #90 of 345 statewide, top 27%, 1,035 students, 0% FRL); Eisenhower Hs (math 19% / reading 29%, grade F, #215 of 447 statewide, top 48%, 1,350 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); 404 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 $4k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $61k; list at $150k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $145,243 (2.8% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.97% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $142,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 NW 69th St	0.09mi	3/2.0 (-1)	1,300 (+2%)	4mo	$174,000	$134	85
6747 NW Compass Dr	0.17mi	3/2.0 (-1)	1,300 (+2%)	2mo	$112,000	$86	82
7406 NW Woodland Dr	0.26mi	3/2.0 (-1)	1,300 (+2%)	3mo	$155,000	$119	77
5864 NW Dearborn Ave	0.47mi	3/2.0 (-1)	1,300 (+2%)	3mo	$145,000	$112	67
7118 NW Birch Pl	0.24mi	3/2.0 (-1)	1,400 (+10%)	1mo	$153,500	$110	66
6818 NW Willow Springs Dr	0.27mi	3/2.0 (-1)	1,400 (+10%)	6mo	$95,000	$68	61
6310 NW Maple Ave	0.62mi	3/1.5 (-1)	1,300 (+2%)	0mo	$145,000	$112	60
717 NW 67th St	0.34mi	3/2.0 (-1)	1,400 (+10%)	4mo	$123,500	$88	60
7317 NW Compass Dr	0.33mi	3/2.0 (-1)	1,100 (-14%)	4mo	$156,550	$142	54
503 NW Compass Dr	0.44mi	3/1.5 (-1)	1,100 (-14%)	7mo	$129,900	$118	44
5903 NW Dearborn Ave	0.74mi	4/1.0	1,400 (+10%)	4mo	$123,000	$88	42
314 SW 68th St	0.68mi	3/1.5 (-1)	1,100 (-14%)	2mo	$110,500	$100	37

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-8,079
• Equity at exit: $22,291

10-year hold

• IRR: 6.8%
• Equity multiple: 1.56×
• Total profit: $23,245
• Equity at exit: $12,926

Cash invested: $41,860 (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: 404
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,452 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $204

Break-even live

Break-even rent $1,194

Max offer price $149,500

Occupancy floor 81%

Sensitivity live

Price	-10% $289	-5% $246	+0% $204	+5% $162	+10% $119
Rent	-10% $89	-5% $147	+0% $204	+5% $261	+10% $319
Rate	-1.0pp $279	-0.5pp $242	base $204	+0.5pp $165	+1.0pp $126

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-07
   statusdays on market $149,500 Pending 3 DOM
2. 2026-06-05
   days on market $149,500 Active 2 DOM
3. 2026-06-03
   remarks 397-char remark
4. 2026-06-03
   listed $149,500 Active 1 DOM

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,346 · $112/mo
• Expected delta: +$178/yr (+$15/mo · 15.3%)

ⓘ 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 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: $17,429
• − Mortgage interest: −$8,374
• − Property taxes: −$1,167
• − Insurance: −$748
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$4,349
• Taxable income: $3
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $2,446/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

+145.1% since first listed

2 events — show timeline

• 2026-06-02 Listed $149,500 LBRMLS
• 1994-12-13 Sold (Public Records) $61,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,167 · +3.0% YoY. Source: county tax records.