503 SW I Ave · Lawton, OK 73501

$29,000

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 57 Days on market

Built 1915 7,000 sqft lot Est $55k · 48% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• 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

Wholesale opportunity in Lawton, OK. This 2 bed, 1 bath single-family home offers 1,176 sq ft and was built in 1915 on a ~6,998 sq ft lot. The property includes a garage, central HVAC, breaker panel, and city sewer, but is in fixer-upper condition and will require repairs and updates. Asking price is $30,000 with an estimated as-is value around $43,000+ based on nearby comparable sales. The property is vacant and ready for walkthrough. Closing timeline is 30 days or less. This is a strong opportunity for investors seeking a low entry point with value-add potential. Cash or hard money buyers only. Buyer to perform their own due diligence

Key facts

• 7,000 sq ft lot
• Built 1915
• Listed 56 days

Property features AI

Finance

• Financial info: Listing terms: Cash or Conventional
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-level property; Located in the Woods addition
• Construction: Other construction materials; Other roof type; Conventional foundation; Built prior to current listing (existing property)
• Exterior features: Interior lot; No exterior features listed; Property is existing (not new construction)

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $28k (3.0% below list) — sets the bar for market timing.
• Cap rate 38.2% 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, schools D-, crime 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.
• 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 $200 of loan paydown is wiped out by about $206 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $29k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $28,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 4.14% ✓
• Cap rate: 38.19%
• Cash-on-cash: 113.92%
• DSCR: 6.07
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $55,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 SW 5th St	0.12mi	3/1.0 (+1)	1,200 (+2%)	13mo	$56,900	$47	76
213 SW Park Ave	0.27mi	2/1.0	1,000 (-15%)	2mo	$30,000	$30	60
312 SW H Ave	0.14mi	2/2.0	1,000 (-15%)	7mo	$152,700	$153	58
903 SW Garfield Ave	0.69mi	3/1.0 (+1)	1,210 (+3%)	1mo	$100,000	$83	57
909 SW 5th St	0.08mi	2/1.0	1,000 (-15%)	17mo	$36,500	$37	57
802 SW 5th St	0.05mi	2/1.0	1,000 (-15%)	19mo	$68,900	$69	57
908 SW 3rd St	0.23mi	3/1.0 (+1)	1,324 (+13%)	10mo	$75,000	$57	55
909 SW Garfield Ave	0.70mi	2/1.0	1,200 (+2%)	12mo	$41,000	$34	54
709 SW Garfield Ave	0.62mi	3/1.0 (+1)	1,100 (-6%)	2mo	$19,000	$17	53
914 SW Monroe	0.68mi	2/1.0	1,000 (-15%)	4mo	$11,000	$11	40
616 SW Jefferson Ave	0.50mi	2/1.0	1,010 (-14%)	16mo	$76,000	$75	40
1505 SW 8th St	0.62mi	3/1.0 (+1)	1,000 (-15%)	11mo	$40,000	$40	32

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: 49.5%
• Equity multiple: 3.32×
• Total profit: $18,842
• Equity at exit: $7,407

10-year hold

• IRR: 52.0%
• Equity multiple: 6.21×
• Total profit: $42,286
• Equity at exit: $8,130

Cash invested: $8,120 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$152
• Tax from tax record: −$14 /mo · $172/yr
• Insurance: −$12
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $344

Break-even live

Break-even rent $766

Max offer price $29,000

Occupancy floor 66%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $29,000 Active 57 DOM
2. 2026-06-18
   days on market $29,000 Active 56 DOM
3. 2026-06-17
   days on market $29,000 Active 55 DOM
4. 2026-06-16
   days on market $29,000 Active 54 DOM
5. 2026-06-15
   days on market $29,000 Active 53 DOM
6. 2026-06-14
   days on market $29,000 Active 51 DOM
7. 2026-06-13
   days on market $29,000 Active 50 DOM
8. 2026-06-10
   days on market $29,000 Active 48 DOM
9. 2026-06-09
   days on market $29,000 Active 47 DOM
10. 2026-06-08
    days on market $29,000 Active 46 DOM
11. 2026-06-07
    days on market $29,000 Active 45 DOM
12. 2026-06-05
    days on market $29,000 Active 42 DOM
13. 2026-06-03
    days on market $29,000 Active 41 DOM
14. 2026-06-03
    price $29,000 Active 40 DOM
15. 2026-06-02
    days on market $39,000 Active 40 DOM
16. 2026-06-01
    days on market $39,000 Active 39 DOM
17. 2026-05-31
    days on market $39,000 Active 38 DOM
18. 2026-05-30
    days on market $39,000 Active 37 DOM
19. 2026-04-23
    listed $39,000 Active
20. 2019-11-30
    historical
21. 2019-09-21
    listed $15,500
22. 2006-05-24
    soldstatus $13,500

ⓘ 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: $172 · $14/mo
• Projected year-2 tax: $261 · $22/mo
• Expected delta: +$89/yr (+$7/mo · 51.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 73% 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: $14,420
• − Mortgage interest: −$1,624
• − Property taxes: −$172
• − Insurance: −$5,264
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$844
• Taxable income: $4,209
• Est. tax owed @ 24.0%: −$1,010
• After-tax cash flow: $3,121/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

+188.9% since first listed

4 events — show timeline

• 2026-04-23 Listed $39,000 MLSOK
• 2019-11-30 Listing Removed — MLSOK
• 2019-09-21 Listed $15,500 MLSOK
• 2006-05-24 Sold (Public Records) $13,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $172 · +39.8% YoY. Source: county tax records.