2202 NW 36th St · Lawton, OK 73505

$170,000

3 bd · 1.0 ba · 1,650 sqft · SingleFamily public records · 90 Days on market

Built 1958 Est $170k · at est.

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Why this score? — see what drove the F 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 +10.0/30.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright and Spacious home on a corner lot. Remodeled 4 bedroom plus office. This beautiful home is located close to shopping and dining. Here are just a few of its wonderful features: large living area, large secluded primary bedroom with 3/4 bath, newer kitchen cabinets and counters, all new appliances, LVP flooring in common areas with carpet in the bedrooms, remodeled bathrooms with new toilets, freshly painted inside and outside, large fenced backyard, storage shed, double pane windows, new hot water heater and compressor, with so much more!

Key facts

• Double pane windows
• Brick home
• New appliances

Tags

• BRICK HOME
• GALLEY STYLE KITCHEN
• NEW APPLIANCES
• UPDATED BATHROOMS
• DOUBLE PANE WINDOWS
• FENCED IN YARD

Property features AI

Exterior

• Parking: Driveway; Open parking (no garage)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One level; Updated/remodeled; Brick veneer construction
• Construction: Composition roof
• Exterior features: Covered patio and porch; Porch; Patio; Storm door(s); Chain link fencing; Corner lot; Public maintained road frontage on a city street; Lot dimensions approximately 100 x 65 x 75 x 90

Interior

• Kitchen: Cooktop; Oven; Microwave; Dishwasher
• Flooring: Ceramic tile; Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling
• Interior features: Double pane windows; Crawl space
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (26.2% below list).
• Recommended offer: $125k (26.2% below list) — sets the bar for 1% rule.

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: Pat Henry Es (math 12% / reading 17%, grade F, #604 of 845 statewide, top 76%, 508 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 $1k of loan paydown is wiped out by about $5k 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 90 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $125,382 (26.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $169,950
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2306 NW 41st St	0.28mi	3/2.0	1,700 (+3%)	2mo	$139,900	$82	76
3909 NW Denver Ave	0.34mi	4/1.5 (+1)	1,600 (-3%)	1mo	$165,000	$103	71
3301 NW Baltimore Ave	0.45mi	3/2.0	1,700 (+3%)	0mo	$199,900	$118	70
1620 NW 38th St	0.31mi	4/2.0 (+1)	1,600 (-3%)	3mo	$100,000	$63	69
3319 NW Atlanta Ave	0.51mi	3/2.0	1,680 (+2%)	1mo	$180,000	$107	68
2429 NW 28th St	0.35mi	4/2.0 (+1)	1,600 (-3%)	3mo	$165,000	$103	67
2809 NW 35th Pl	0.44mi	3/2.0	1,500 (-9%)	4mo	$75,000	$50	57
1529 NW 43rd St	0.55mi	4/2.0 (+1)	1,700 (+3%)	6mo	$115,000	$68	55
1613 NW 26th St	0.68mi	3/1.5	1,700 (+3%)	8mo	$150,000	$88	55
4601 NW Ridgecrest Dr	0.69mi	3/2.0	1,800 (+9%)	3mo	$195,000	$108	46
3405 NW Kinyon	0.74mi	4/2.0 (+1)	1,800 (+9%)	2mo	$205,000	$114	40
1612 NW 26th	0.67mi	4/2.5 (+1)	1,500 (-9%)	9mo	$159,000	$106	36

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: -18.4%
• Equity multiple: 0.34×
• Total profit: $-31,312
• Equity at exit: $25,348

10-year hold

• IRR: -7.3%
• Equity multiple: 0.50×
• Total profit: $-23,930
• Equity at exit: $14,698

Cash invested: $47,600 (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 73505

• Rents YoY: 5.1%
• Active inventory: 403
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$130 /mo · $1,561/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-102

Break-even live

Break-even rent $1,383

Max offer price $151,999

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-54	+0% $-102	+5% $-150	+10% $-198
Rent	-10% $-201	-5% $-151	+0% $-102	+5% $-52	+10% $-3
Rate	-1.0pp $-16	-0.5pp $-59	base $-102	+0.5pp $-146	+1.0pp $-191

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $170,000 Active 90 DOM
2. 2026-06-19
   days on market $170,000 Active 88 DOM
3. 2026-06-18
   days on market $170,000 Active 87 DOM
4. 2026-06-17
   days on market $170,000 Active 86 DOM
5. 2026-06-16
   days on market $170,000 Active 85 DOM
6. 2026-06-15
   days on market $170,000 Active 84 DOM
7. 2026-06-14
   days on market $170,000 Active 82 DOM
8. 2026-06-13
   pricedays on market $170,000 Active 81 DOM
9. 2026-06-10
   days on market $184,500 Active 79 DOM
10. 2026-06-09
    days on market $184,500 Active 78 DOM
11. 2026-06-08
    days on market $184,500 Active 77 DOM
12. 2026-06-07
    days on market $184,500 Active 76 DOM
13. 2026-06-05
    days on market $184,500 Active 73 DOM
14. 2026-06-03
    days on market $184,500 Active 72 DOM
15. 2026-06-02
    days on market $184,500 Active 71 DOM
16. 2026-06-01
    days on market $184,500 Active 70 DOM
17. 2026-05-31
    days on market $184,500 Active 69 DOM
18. 2026-05-30
    days on market $184,500 Active 68 DOM
19. 2026-05-15
    price $184,500
20. 2026-04-27
    price $194,500
21. 2026-03-23
    listed $199,900 Active
22. 2023-03-01
    soldstatus $119,500
23. 2023-02-28
    soldstatus $119,500 550-char remark

    Show marketing remark (550 chars)

    Bright and Spacious home on a corner lot. Remodeled 4 bedroom plus office. This beautiful home is located close to shopping and dining. Here are just a few of its wonderful features: large living area, large secluded primary bedroom with 3/4 bath, newer kitchen cabinets and counters, all new appliances, LVP flooring in common areas with carpet in the bedrooms, remodeled bathrooms with new toilets, freshly painted inside and outside, large fenced backyard, storage shed, double pane windows, new hot water heater and compressor, with so much more!

24. 2022-12-22
    listed $119,500 550-char remark

    Show marketing remark (550 chars)

    Bright and Spacious home on a corner lot. Remodeled 4 bedroom plus office. This beautiful home is located close to shopping and dining. Here are just a few of its wonderful features: large living area, large secluded primary bedroom with 3/4 bath, newer kitchen cabinets and counters, all new appliances, LVP flooring in common areas with carpet in the bedrooms, remodeled bathrooms with new toilets, freshly painted inside and outside, large fenced backyard, storage shed, double pane windows, new hot water heater and compressor, with so much more!

ⓘ 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: $1,561 · $130/mo
• Projected year-2 tax: $1,561 · $130/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 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: $15,046
• − Mortgage interest: −$9,523
• − Property taxes: −$1,561
• − Insurance: −$850
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$4,945
• Taxable loss: −$4,241
• Est. tax savings @ 24.0%: +$1,018
• After-tax cash flow: $-205/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

+54.4% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $184,500 LBRMLS
• 2026-04-27 Price Changed $194,500 LBRMLS
• 2026-03-23 Listed $199,900 LBRMLS
• 2023-03-01 Sold (Public Records) $119,500 Public Records
• 2023-02-28 Sold (MLS) $119,500 LBRMLS
• 2022-12-22 Listed $119,500 LBRMLS

Property tax history

+7.1%/yr

Latest (2025): $1,561 · +4.7% YoY. Source: county tax records.