1415 SW 4th St · Lawton, OK 73501

$39,500

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 267 Days on market

Built 1944 7,000 sqft lot Est $47k · 16% under

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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
• ARV discount +14.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Great house that has been used as a rental for the last 2 years at a consistent rate of $525 a month. Tenant just move out and is now vacant. Laminate flooring throughout the entire house except in the kitchen/laundry area and the bathroom which all have vinyl floors. There are ceiling fans in each bedroom, painted 2 1/2 years ago throughout, fairly new roof at only 3 years old, and a nice sized bathroom. The second bathroom is in the laundry room off the back door. This property is sold with the lot next door that has an old storage building. It is not livable or useable. No repairs or concessions will be made to the house or property. It is sold as is. Seller is a licensed Realtor #178498. Call listing Professional Jenifer Patterson today to schedule an appointment to see this house. 580-512-1626.

Key facts

• Tenant occupied
• Recent updates
• Roof

Tags

• INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• GENERATING MONTHLY INCOME
• RECENT UPDATES
• ROOF
• HVAC

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Stucco construction; Composition roof; Built on crawl space
• Exterior features: Chain link fencing; Publicly maintained city street access; Lot approximately 7,000 sq ft (50 x 140)

Interior

• Kitchen: Cooktop; Refrigerator
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Cooktop, Refrigerator, Electric Water Heater; Smoke detector(s); Crawl space basement
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.8% 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: Lincoln Es (math 8% / reading 8%, grade F, #741 of 845 statewide, top 89%, 401 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 (+1.7%/yr); 117 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 (-0.7%/yr); year-one equity from $273 of loan paydown is wiped out by about $280 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 (-0.7% appreciation + 1.7% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $6k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $34,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.97% ✓
• Cap rate: 26.76%
• Cash-on-cash: 73.11%
• DSCR: 4.25
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $46,800
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 SW Park Ave	0.38mi	2/1.0	1,000 (-4%)	2mo	$30,000	$30	74
616 SW Jefferson Ave	0.25mi	2/1.0	1,010 (-3%)	16mo	$76,000	$75	70
709 SW Garfield Ave	0.31mi	3/1.0 (+1)	1,100 (+6%)	2mo	$19,000	$17	69
914 SW Monroe	0.52mi	2/1.0	1,000 (-4%)	4mo	$11,000	$11	66
410 SW Washington	0.12mi	1/1.0 (-1)	1,000 (-4%)	22mo	$45,000	$45	65
1505 SW 8th St	0.37mi	3/1.0 (+1)	1,000 (-4%)	11mo	$40,000	$40	62
909 SW 5th St	0.45mi	2/1.0	1,000 (-4%)	17mo	$36,500	$37	58
312 SW H Ave	0.56mi	2/2.0	1,000 (-4%)	8mo	$152,700	$153	57
802 SW 5th St	0.56mi	2/1.0	1,000 (-4%)	19mo	$68,900	$69	52
1011 SW 9th St	0.54mi	2/1.0	900 (-14%)	20mo	$60,000	$67	35
1205 SW Jefferson	0.75mi	3/1.5 (+1)	1,000 (-4%)	22mo	$120,000	$120	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.71% appreciation · 1.7% rent growth · sell at horizon

5-year hold

• IRR: 73.3%
• Equity multiple: 4.52×
• Total profit: $38,954
• Equity at exit: $10,089

10-year hold

• IRR: 75.1%
• Equity multiple: 8.86×
• Total profit: $86,912
• Equity at exit: $11,074

Cash invested: $11,060 (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 73501

• Home prices YoY: -0.4%
• Rents YoY: 1.7%
• Active inventory: 117
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$207
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $674

Break-even live

Break-even rent $320

Max offer price $39,500

Occupancy floor 38%

Sensitivity live

Price	-10% $696	-5% $685	+0% $674	+5% $663	+10% $651
Rent	-10% $581	-5% $628	+0% $674	+5% $720	+10% $766
Rate	-1.0pp $694	-0.5pp $684	base $674	+0.5pp $664	+1.0pp $653

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $39,500 Active 267 DOM
2. 2026-06-18
   days on market $39,500 Active 266 DOM
3. 2026-06-17
   days on market $39,500 Active 265 DOM
4. 2026-06-16
   days on market $39,500 Active 264 DOM
5. 2026-06-15
   days on market $39,500 Active 263 DOM
6. 2026-06-14
   days on market $39,500 Active 261 DOM
7. 2026-06-13
   days on market $39,500 Active 260 DOM
8. 2026-06-10
   days on market $39,500 Active 258 DOM
9. 2026-06-09
   days on market $39,500 Active 257 DOM
10. 2026-06-08
    days on market $39,500 Active 256 DOM
11. 2026-06-07
    days on market $39,500 Active 255 DOM
12. 2026-06-05
    days on market $39,500 Active 252 DOM
13. 2026-06-03
    days on market $39,500 Active 251 DOM
14. 2026-06-02
    days on market $39,500 Active 250 DOM
15. 2026-06-01
    days on market $39,500 Active 249 DOM
16. 2026-05-31
    days on market $39,500 Active 248 DOM
17. 2026-05-30
    days on market $39,500 Active 247 DOM
18. 2026-03-23
    status Active
19. 2026-01-13
    price $39,500
20. 2025-11-10
    price $40,000
21. 2025-08-28
    listed $45,000 Active
22. 2021-07-15
    soldstatus $32,000 810-char remark

    Show marketing remark (810 chars)

    Great house that has been used as a rental for the last 2 years at a consistent rate of $525 a month. Tenant just move out and is now vacant. Laminate flooring throughout the entire house except in the kitchen/laundry area and the bathroom which all have vinyl floors. There are ceiling fans in each bedroom, painted 2 1/2 years ago throughout, fairly new roof at only 3 years old, and a nice sized bathroom. The second bathroom is in the laundry room off the back door. This property is sold with the lot next door that has an old storage building. It is not livable or useable. No repairs or concessions will be made to the house or property. It is sold as is. Seller is a licensed Realtor #178498. Call listing Professional Jenifer Patterson today to schedule an appointment to see this house. 580-512-1626.

23. 2021-05-28
    listed $38,900 810-char remark

    Show marketing remark (810 chars)

    Great house that has been used as a rental for the last 2 years at a consistent rate of $525 a month. Tenant just move out and is now vacant. Laminate flooring throughout the entire house except in the kitchen/laundry area and the bathroom which all have vinyl floors. There are ceiling fans in each bedroom, painted 2 1/2 years ago throughout, fairly new roof at only 3 years old, and a nice sized bathroom. The second bathroom is in the laundry room off the back door. This property is sold with the lot next door that has an old storage building. It is not livable or useable. No repairs or concessions will be made to the house or property. It is sold as is. Seller is a licensed Realtor #178498. Call listing Professional Jenifer Patterson today to schedule an appointment to see this house. 580-512-1626.

24. 2002-08-30
    soldstatus $5,500 244-char remark

    Show marketing remark (244 chars)

    HUD PROPERTY SUBJECT TO HUD REGULATIONS & BIDDING PROCEDURES. OFFERED AS IS WITH ALL FAULTS NOT INSURABLE BY HUD. BROKERS MAY RECIEVE UP TO 5% COMM. BIDDING PROCEDURES AVAILABLE \\\@WWW.FIRSTPRESTON.COM. BID OPENING DATE 7/17 421:312398

25. 2001-07-12
    listed $5,500 244-char remark

    Show marketing remark (244 chars)

    HUD PROPERTY SUBJECT TO HUD REGULATIONS & BIDDING PROCEDURES. OFFERED AS IS WITH ALL FAULTS NOT INSURABLE BY HUD. BROKERS MAY RECIEVE UP TO 5% COMM. BIDDING PROCEDURES AVAILABLE \\\@WWW.FIRSTPRESTON.COM. BID OPENING DATE 7/17 421:312398

26. 1994-06-16
    soldstatus $27,500

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $356 · $30/mo
• Expected delta: +$8/yr (+$1/mo · 2.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°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: $14,072
• − Mortgage interest: −$2,213
• − Property taxes: −$348
• − Insurance: −$198
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$1,149
• Taxable income: $7,914
• Est. tax owed @ 24.0%: −$1,899
• After-tax cash flow: $6,187/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): 20,397
• Household income: $49,741
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 742.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 45% Black 20% Two or more races 18% Hispanic / Latino 14% Native American 7% Asian 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 8% Tagalog/Filipino 1% German/W. Germanic 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: ▼ -0.71%
• Current HPI: 172.4877
• Rent YoY: ▲ 1.70%
• 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

+43.6% since first listed

9 events — show timeline

• 2026-03-23 Relisted — LBRMLS
• 2026-01-13 Price Changed $39,500 LBRMLS
• 2025-11-10 Price Changed $40,000 LBRMLS
• 2025-08-28 Listed $45,000 LBRMLS
• 2021-07-15 Sold (MLS) $32,000 LBRMLS
• 2021-05-28 Listed $38,900 LBRMLS
• 2002-08-30 Sold (MLS) $5,500 MLSOK
• 2001-07-12 Listed $5,500 MLSOK
• 1994-06-16 Sold (Public Records) $27,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $348 · -9.8% YoY. Source: county tax records.