4506 NW Cheyenne Ave · Lawton, OK 73505

$130,000

3 bd · 2.0 ba · 1,507 sqft · SingleFamily public records · 45 Days on market

Built 1959 Est $160k · 19% under

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Why this score? — see what drove the C 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 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 MLS

LOOK! This gorgeous updated turn key home for sale in Lawton offers plenty when it comes to space and storage. With a one car garage, nice sized living area, four bedrooms, and a master that also has a private bathroom with shower, this Lawton home packs all the must haves in a fantastic footprint. Having a combined dining and kitchen area provide for ample seating and elbow room. Being move in ready the experience this home offers extends to the back yard where you will also find a canvas for creating the perfect setting when you are entertaining family and friends. Whether it's a relocation with the army or any other branch of the military, a first time home buyer or just needing to move, this is definitely a beautiful home worth seeing. You will want to contact Nelson Marrero with William Nelson & Co at 580-678-2502 for any additional information and or to see this home asap. Find this home and others at www. NelsonMarrero.com

Key facts

• Soft close cabinets
• Updated home
• Covered back patio

Tags

• UPDATED HOME
• SOFT CLOSE CABINETS
• GRANITE COUNTERTOPS
• KITCHEN ISLAND
• BREAKFAST BAR
• COVERED BACK PATIO

Property features AI

Exterior

• Parking: Detached or attached garage with 1 covered parking space and garage door opener
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One level; Updated/remodeled
• Construction: Brick veneer construction; Composition roof
• Exterior features: Covered porch; Chain link fence; Public maintained road access; City street frontage; Lot dimensions approximately 81 x 123 x 156 x 254

Interior

• Kitchen: Kitchen island; Granite counters; Gas water heater
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Kitchen island; Granite counters; Double pane windows; Window coverings; Gas fireplace; Carbon monoxide detector(s); Smoke detector(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $175 ($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 $126k (3.0% below list).
• Recommended offer: $126k (3.0% 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: Ridgecrest Es (math 27% / reading 17%, grade F, #413 of 845 statewide, top 54%, 453 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 $899 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

• It's been on market 45 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $87k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $126,065 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1959 — 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: 0.97% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $159,742
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4423 NW Wolf Creek Blvd	0.47mi	3/2.0	1,500 (-0%)	2mo	$216,500	$144	75
4508 NW Denver Ave	0.17mi	4/2.0 (+1)	1,400 (-7%)	3mo	$155,000	$111	73
5104 NW Elm Ave	0.64mi	3/2.0	1,494 (-1%)	1mo	$135,000	$90	68
1707 NW 49th St	0.22mi	3/2.0	1,300 (-14%)	1mo	$165,000	$127	66
805 NW 52nd St	0.73mi	3/2.0	1,491 (-1%)	1mo	$190,000	$127	64
5212 NW Liberty Ave	0.69mi	3/1.5	1,500 (-0%)	4mo	$157,500	$105	62
3909 NW Denver Ave	0.43mi	4/1.5 (+1)	1,600 (+6%)	1mo	$165,000	$103	62
1620 NW 38th St	0.54mi	4/2.0 (+1)	1,600 (+6%)	3mo	$100,000	$63	57
2306 NW 41st St	0.51mi	3/2.0	1,700 (+13%)	2mo	$139,900	$82	54
5603 NW Briarwood Dr	0.75mi	3/1.5	1,400 (-7%)	1mo	$165,000	$118	50
4825 NW Hoover Ave	0.60mi	3/2.0	1,700 (+13%)	2mo	$180,000	$106	49
4313 NW Pollard Ave	0.65mi	4/1.0 (+1)	1,400 (-7%)	1mo	$76,000	$54	48

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-7,202
• Equity at exit: $19,383

10-year hold

• IRR: 6.7%
• Equity multiple: 1.54×
• Total profit: $19,818
• Equity at exit: $11,240

Cash invested: $36,400 (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: $1,261 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$85 /mo · $1,025/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $175

Break-even live

Break-even rent $1,040

Max offer price $130,000

Occupancy floor 81%

Sensitivity live

Price	-10% $248	-5% $211	+0% $175	+5% $138	+10% $101
Rent	-10% $75	-5% $125	+0% $175	+5% $224	+10% $274
Rate	-1.0pp $240	-0.5pp $208	base $175	+0.5pp $141	+1.0pp $107

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-19
   status Pending
2. 2026-04-07
   historical Active Under Contract
3. 2026-04-03
   listed $130,000 Active
4. 2018-02-02
   soldstatus $87,100
5. 2018-01-31
   soldstatus $87,000 949-char remark

   Show marketing remark (949 chars)

   LOOK! This gorgeous updated turn key home for sale in Lawton offers plenty when it comes to space and storage. With a one car garage, nice sized living area, four bedrooms, and a master that also has a private bathroom with shower, this Lawton home packs all the must haves in a fantastic footprint. Having a combined dining and kitchen area provide for ample seating and elbow room. Being move in ready the experience this home offers extends to the back yard where you will also find a canvas for creating the perfect setting when you are entertaining family and friends. Whether it's a relocation with the army or any other branch of the military, a first time home buyer or just needing to move, this is definitely a beautiful home worth seeing. You will want to contact Nelson Marrero with William Nelson & Co at 580-678-2502 for any additional information and or to see this home asap. Find this home and others at www. NelsonMarrero.com

6. 2017-11-09
   listed $90,000 949-char remark

   Show marketing remark (949 chars)

   LOOK! This gorgeous updated turn key home for sale in Lawton offers plenty when it comes to space and storage. With a one car garage, nice sized living area, four bedrooms, and a master that also has a private bathroom with shower, this Lawton home packs all the must haves in a fantastic footprint. Having a combined dining and kitchen area provide for ample seating and elbow room. Being move in ready the experience this home offers extends to the back yard where you will also find a canvas for creating the perfect setting when you are entertaining family and friends. Whether it's a relocation with the army or any other branch of the military, a first time home buyer or just needing to move, this is definitely a beautiful home worth seeing. You will want to contact Nelson Marrero with William Nelson & Co at 580-678-2502 for any additional information and or to see this home asap. Find this home and others at www. NelsonMarrero.com

7. 2016-06-03
   soldstatus $31,000
8. 2015-12-15
   listed $44,900

ⓘ 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: $1,025 · $85/mo
• Projected year-2 tax: $1,170 · $98/mo
• Expected delta: +$145/yr (+$12/mo · 14.1%)

ⓘ 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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $15,128
• − Mortgage interest: −$7,282
• − Property taxes: −$1,025
• − Insurance: −$650
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$3,782
• Taxable loss: −$31
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $2,103/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

+189.5% since first listed

8 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-04-07 Contingent — LBRMLS
• 2026-04-03 Listed $130,000 LBRMLS
• 2018-02-02 Sold (Public Records) $87,100 Public Records
• 2018-01-31 Sold (MLS) $87,000 LBRMLS
• 2017-11-09 Listed $90,000 LBRMLS
• 2016-06-03 Sold (MLS) $31,000 LBRMLS
• 2015-12-15 Listed $44,900 LBRMLS

Property tax history

+2.1%/yr

Latest (2025): $1,025 · +4.6% YoY. Source: county tax records.