1711 NW Liberty Ave · Lawton, OK 73507

$69,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 113 Days on market

Built 1941 8,660 sqft lot ↓ 1% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

CALLING ALL INVESTORS! This 3-bedroom home offers endless potential and is ready for your personal touch. It’s the perfect blank canvas for a full remodel, rental, or flip project. Conveniently located near Liberty Lake and Liberty Park, this property provides easy access to outdoor recreation, shopping, and major highways. Bring your vision and make this one shine again!

Key facts

• 8,660 sq ft lot
• Built 1941
• Listed 113 days

Tags

• EASY ACCESS TO SHOPPING
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• Other: Homestead exemption indicated; Located in Liberty Heights addition; Directions: From NW Victory Blvd, head east on NW Liberty. Home is on the left
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-level property; Residential property
• Construction: Brick and frame construction; Shingle roof; Conventional foundation; Existing property
• Exterior features: Interior lot; No additional exterior features listed

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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); 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 $477 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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: 1.72% ✓
• Cap rate: 14.52%
• Cash-on-cash: 29.37%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $167,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1711 NW Liberty Ave	0.00mi	3/1.5	1,608 (0%)	1mo	$55,000	$34	97
1718 NW Maple Ave	0.05mi	4/2.0 (+1)	1,500 (-7%)	1mo	$165,000	$110	81
1710 NW Kinyon Ave	0.09mi	3/2.0	1,400 (-13%)	0mo	$130,000	$93	74
1315 NW Ash Ave	0.37mi	3/2.0	1,400 (-13%)	1mo	$150,000	$107	60
1106 NW Elm Ave	0.55mi	3/2.0	1,500 (-7%)	4mo	$149,000	$99	60
1712 NW Bell Ave	0.57mi	3/2.0	1,500 (-7%)	6mo	$100,000	$67	57
1616 NW Taylor Ave	0.46mi	3/2.0	1,400 (-13%)	5mo	$145,000	$104	52
1705 NW Lake Ave	0.62mi	3/2.0	1,416 (-12%)	1mo	$179,000	$126	50
1118 NW Elm Ave	0.49mi	4/2.0 (+1)	1,800 (+12%)	4mo	$85,000	$47	50
652 NW Waterford Dr	0.68mi	3/2.0	1,800 (+12%)	1mo	$245,000	$136	48
1505 NW Lake Ave	0.65mi	3/2.0	1,400 (-13%)	4mo	$61,001	$44	45
1516 NW Lake Ave	0.67mi	4/2.0 (+1)	1,800 (+12%)	4mo	$225,000	$125	40

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: 20.7%
• Equity multiple: 1.81×
• Total profit: $15,742
• Equity at exit: $10,288

10-year hold

• IRR: 27.0%
• Equity multiple: 3.07×
• Total profit: $40,089
• Equity at exit: $5,966

Cash invested: $19,320 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $473

Break-even live

Break-even rent $592

Max offer price $69,000

Occupancy floor 55%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-30
   status Pending
2. 2026-03-25
   price $69,000
3. 2026-02-13
   price $79,000
4. 2026-01-16
   status Active
5. 2025-11-19
   status Pending
6. 2025-11-09
   listed $85,000 Active
7. 2022-09-27
   soldstatus $70,000

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $922 · $77/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 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: $14,283
• − Mortgage interest: −$3,865
• − Property taxes: −$922
• − Insurance: −$345
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$2,007
• Taxable income: $4,858
• Est. tax owed @ 24.0%: −$1,166
• After-tax cash flow: $4,508/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

-1.4% since first listed

7 events — show timeline

• 2026-04-30 Pending — MLSOK
• 2026-03-25 Price Changed $69,000 MLSOK
• 2026-02-13 Price Changed $79,000 MLSOK
• 2026-01-16 Relisted — MLSOK
• 2025-11-19 Pending — MLSOK
• 2025-11-09 Listed $85,000 MLSOK
• 2022-09-27 Sold (Public Records) $70,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $922 · +4.8% YoY. Source: county tax records.