701 NW 22nd St · Lawton, OK 73507

$70,000

2 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 48 Days on market

Built 1954 5,183 sqft lot Est $70k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.8/15.0
• 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

Attention Investors and DIY enthusiasts, check out this 2-bedroom bungalow with loft and a 1 car garage in central Lawton directly across from Walgreens and within walking distance to Sams and Walmart. Tenant just vacated and its now available for sale. Consistently rents for $600.00 year. Upgraded electrical in April 2023 (see receipt for specifics). Two years rent rolls available upon request. This property sells in “as-is” condition and no repairs will be made. Seller prefers cash but uninsured financing would also be considered. (not offered VA, FHA or other types of insured financing). Seller requires confirmation that buyer has personally viewed the home prior to an offer (unless waives inspection period). To be taken in “as-is” condition but 7 day inspection period from time reference date permitted. Listing Broker #075344 has 50% ownership in the property.

Key facts

• 5,183 sq ft lot
• Garage
• Built 1954

Property features AI

Exterior

• Parking: 1 total parking space; 1 covered parking space; 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One and one-half story; Updated/remodeled condition
• Construction: Vinyl siding; Composition roof; Slab foundation; Built with modern updates
• Exterior features: Chain link fencing; Located on a cul-de-sac; Public-maintained city street frontage

Interior

• Kitchen: Oven
• Flooring: Ceramic tile; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling
• Interior features: Updated/remodeled interior; Gas water heater; Oven
• Laundry & utility: Washer hookup in garage; Laundry in garage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 $484 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $32k; list at $70k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1954 — 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: 1.46% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.85%
• DSCR: 2.02
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $70,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 NW 22nd St	0.00mi	2/1.0	1,000 (-4%)	1mo	$49,200	$49	94
1605 NW Columbia Ave	0.49mi	2/1.0	1,100 (+6%)	1mo	$73,800	$67	66
2915 NW Euclid	0.50mi	3/1.0 (+1)	1,000 (-4%)	0mo	$131,000	$131	66
2614 NW Bell Ave	0.49mi	3/1.5 (+1)	1,000 (-4%)	2mo	$54,500	$55	63
1339 NW Ferris	0.50mi	3/2.0 (+1)	1,000 (-4%)	4mo	$75,900	$76	59
1410 NW Euclid Ave	0.60mi	3/1.0 (+1)	1,048 (+1%)	8mo	$67,000	$64	58
1202 NW Oak Ave	0.71mi	2/1.0	1,056 (+2%)	7mo	$117,700	$111	58
1712 NW Euclid Ave	0.36mi	2/2.0	900 (-13%)	1mo	$61,200	$68	56
1419 NW 23rd St	0.63mi	3/1.0 (+1)	1,000 (-4%)	4mo	$19,900	$20	56
1206 NW Oak Ave	0.69mi	2/1.0	1,000 (-4%)	7mo	$77,000	$77	56
1703 NW Lake Ave	0.54mi	3/2.0 (+1)	1,100 (+6%)	6mo	$135,000	$123	51
1809 NW Kingsbury	0.69mi	2/1.0	1,146 (+11%)	3mo	$35,000	$31	47

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: 12.8%
• Equity multiple: 1.49×
• Total profit: $9,666
• Equity at exit: $10,437

10-year hold

• IRR: 19.6%
• Equity multiple: 2.44×
• Total profit: $28,288
• Equity at exit: $6,052

Cash invested: $19,600 (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 73507

• Home prices YoY: -23.2%
• Rents YoY: 0.2%
• Active inventory: 208
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $373

Break-even live

Break-even rent $548

Max offer price $70,000

Occupancy floor 58%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-19
   status Pending
2. 2026-04-01
   historical Active Under Contract
3. 2026-03-28
   listed $70,000 Active
4. 2024-02-16
   soldstatus $32,000 Closed 902-char remark

   Show marketing remark (902 chars)

   Attention Investors and DIY enthusiasts, check out this 2-bedroom bungalow with loft and a 1 car garage in central Lawton directly across from Walgreens and within walking distance to Sams and Walmart. Tenant just vacated and its now available for sale. Consistently rents for $600.00 year. Upgraded electrical in April 2023 (see receipt for specifics). Two years rent rolls available upon request. This property sells in “as-is” condition and no repairs will be made. Seller prefers cash but uninsured financing would also be considered. (not offered VA, FHA or other types of insured financing). Seller requires confirmation that buyer has personally viewed the home prior to an offer (unless waives inspection period). To be taken in “as-is” condition but 7 day inspection period from time reference date permitted. Listing Broker #075344 has 50% ownership in the property.

5. 2024-01-11
   historical Active Under Contract 902-char remark

   Show marketing remark (902 chars)

   Attention Investors and DIY enthusiasts, check out this 2-bedroom bungalow with loft and a 1 car garage in central Lawton directly across from Walgreens and within walking distance to Sams and Walmart. Tenant just vacated and its now available for sale. Consistently rents for $600.00 year. Upgraded electrical in April 2023 (see receipt for specifics). Two years rent rolls available upon request. This property sells in “as-is” condition and no repairs will be made. Seller prefers cash but uninsured financing would also be considered. (not offered VA, FHA or other types of insured financing). Seller requires confirmation that buyer has personally viewed the home prior to an offer (unless waives inspection period). To be taken in “as-is” condition but 7 day inspection period from time reference date permitted. Listing Broker #075344 has 50% ownership in the property.

6. 2023-12-29
   status Active 902-char remark

   Show marketing remark (902 chars)

   Attention Investors and DIY enthusiasts, check out this 2-bedroom bungalow with loft and a 1 car garage in central Lawton directly across from Walgreens and within walking distance to Sams and Walmart. Tenant just vacated and its now available for sale. Consistently rents for $600.00 year. Upgraded electrical in April 2023 (see receipt for specifics). Two years rent rolls available upon request. This property sells in “as-is” condition and no repairs will be made. Seller prefers cash but uninsured financing would also be considered. (not offered VA, FHA or other types of insured financing). Seller requires confirmation that buyer has personally viewed the home prior to an offer (unless waives inspection period). To be taken in “as-is” condition but 7 day inspection period from time reference date permitted. Listing Broker #075344 has 50% ownership in the property.

7. 2023-12-29
   price $35,000 902-char remark

   Show marketing remark (902 chars)

   Attention Investors and DIY enthusiasts, check out this 2-bedroom bungalow with loft and a 1 car garage in central Lawton directly across from Walgreens and within walking distance to Sams and Walmart. Tenant just vacated and its now available for sale. Consistently rents for $600.00 year. Upgraded electrical in April 2023 (see receipt for specifics). Two years rent rolls available upon request. This property sells in “as-is” condition and no repairs will be made. Seller prefers cash but uninsured financing would also be considered. (not offered VA, FHA or other types of insured financing). Seller requires confirmation that buyer has personally viewed the home prior to an offer (unless waives inspection period). To be taken in “as-is” condition but 7 day inspection period from time reference date permitted. Listing Broker #075344 has 50% ownership in the property.

8. 2023-12-12
   historical Active Under Contract 902-char remark

   Show marketing remark (902 chars)

   Attention Investors and DIY enthusiasts, check out this 2-bedroom bungalow with loft and a 1 car garage in central Lawton directly across from Walgreens and within walking distance to Sams and Walmart. Tenant just vacated and its now available for sale. Consistently rents for $600.00 year. Upgraded electrical in April 2023 (see receipt for specifics). Two years rent rolls available upon request. This property sells in “as-is” condition and no repairs will be made. Seller prefers cash but uninsured financing would also be considered. (not offered VA, FHA or other types of insured financing). Seller requires confirmation that buyer has personally viewed the home prior to an offer (unless waives inspection period). To be taken in “as-is” condition but 7 day inspection period from time reference date permitted. Listing Broker #075344 has 50% ownership in the property.

9. 2023-12-08
   price $45,000 902-char remark

   Show marketing remark (902 chars)

   Attention Investors and DIY enthusiasts, check out this 2-bedroom bungalow with loft and a 1 car garage in central Lawton directly across from Walgreens and within walking distance to Sams and Walmart. Tenant just vacated and its now available for sale. Consistently rents for $600.00 year. Upgraded electrical in April 2023 (see receipt for specifics). Two years rent rolls available upon request. This property sells in “as-is” condition and no repairs will be made. Seller prefers cash but uninsured financing would also be considered. (not offered VA, FHA or other types of insured financing). Seller requires confirmation that buyer has personally viewed the home prior to an offer (unless waives inspection period). To be taken in “as-is” condition but 7 day inspection period from time reference date permitted. Listing Broker #075344 has 50% ownership in the property.

10. 2023-11-30
    listed $49,900 Active 902-char remark

    Show marketing remark (902 chars)

    Attention Investors and DIY enthusiasts, check out this 2-bedroom bungalow with loft and a 1 car garage in central Lawton directly across from Walgreens and within walking distance to Sams and Walmart. Tenant just vacated and its now available for sale. Consistently rents for $600.00 year. Upgraded electrical in April 2023 (see receipt for specifics). Two years rent rolls available upon request. This property sells in “as-is” condition and no repairs will be made. Seller prefers cash but uninsured financing would also be considered. (not offered VA, FHA or other types of insured financing). Seller requires confirmation that buyer has personally viewed the home prior to an offer (unless waives inspection period). To be taken in “as-is” condition but 7 day inspection period from time reference date permitted. Listing Broker #075344 has 50% ownership in the property.

11. 2023-10-20
    historical $625
12. 2023-10-15
    listed $625
13. 2005-08-03
    soldstatus $47,500

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $630 · $52/mo
• Expected delta: +$186/yr (+$16/mo · 41.9%)

ⓘ 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 7/10 Severe 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: $12,251
• − Mortgage interest: −$3,921
• − Property taxes: −$444
• − Insurance: −$350
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$2,036
• Taxable income: $3,539
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $3,630/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

+47.4% since first listed

13 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-04-01 Contingent — LBRMLS
• 2026-03-28 Listed $70,000 LBRMLS
• 2024-02-16 Sold (MLS) $32,000 LBRMLS
• 2024-01-11 Contingent — LBRMLS
• 2023-12-29 Relisted — LBRMLS
• 2023-12-29 Price Changed $35,000 LBRMLS
• 2023-12-12 Contingent — LBRMLS
• 2023-12-08 Price Changed $45,000 LBRMLS
• 2023-11-30 Listed $49,900 LBRMLS
• 2023-10-20 Rental Removed $625 APPFOLIO
• 2023-10-15 Listed for Rent $625 APPFOLIO
• 2005-08-03 Sold (Public Records) $47,500 Public Records

Property tax history

-0.2%/yr

Latest (2025): $444 · -1.1% YoY. Source: county tax records.