4724 SW K Cir · Lawton, OK 73505

$124,500

3 bd · 2.0 ba · 1,070 sqft · SingleFamily public records · 71 Days on market

Built 1983 7,100 sqft lot Est $103k · 21% over

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Why this score? — see what drove the D+ 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 +23.6/30.0
• DSCR +7.6/10.0
• 1% rule +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4724 SW K Circle, where comfort, convenience, and value come together in one beautiful home! This well-maintained 3-bedroom, 2-bath property offers a warm and inviting layout, perfect for both everyday living and entertaining. Step inside to find fresh interior paint that gives the home a clean, updated feel throughout. Major updates have already been taken care of, including a 2-year-old roof, newer HVAC system, updated water heater, and new stainless steel kitchen appliances, giving you peace of mind for years to come. This home also comes with some incredible extras! The Starlink antenna will stay with the property, providing reliable high-speed internet, an added bonus for to

Key facts

• 2 year old roof
• Starlink antenna
• Updated water heater

Tags

• FRESH INTERIOR PAINT
• 2 YEAR OLD ROOF
• NEWER HVAC SYSTEM
• UPDATED WATER HEATER
• STARLINK ANTENNA
• WASHER AND DRYER INCLUDED

Property features AI

Exterior

• Parking: 1 covered parking space; 1 total garage space (detached/attached not specified)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Updated / remodeled; One level
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built or updated (year not specified)
• Exterior features: Covered patio and porch; Porch; Chain link and wood fencing

Interior

• Kitchen: Cooktop; Microwave; Dishwasher; Refrigerator; Range hood
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling
• Interior features: Double-pane windows; Window coverings
• Laundry & utility: Washer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/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 $124k (0.1% below list).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Eisenhower Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 380 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); 398 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 $861 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $85k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $117,030 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.00% ✗
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $102,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4718 SW K Cir	0.03mi	3/1.5	1,100 (+3%)	13mo	$115,900	$105	81
4224 SW Summit Ave	0.28mi	3/1.5	1,000 (-6%)	2mo	$49,600	$50	72
82 SW 45th St	0.41mi	3/1.0	1,100 (+3%)	7mo	$107,000	$97	66
1114 SW 45th St	0.18mi	3/1.5	1,200 (+12%)	7mo	$69,500	$58	63
706 SW 49th St	0.31mi	3/1.5	1,200 (+12%)	6mo	$25,000	$21	58
4508 SW Beta Ave	0.69mi	3/1.5	1,100 (+3%)	5mo	$95,000	$86	57
730 SW 46th St	0.19mi	4/2.0 (+1)	1,200 (+12%)	12mo	$60,000	$50	55
106 SW 45th St	0.40mi	3/1.0	1,000 (-6%)	14mo	$63,500	$64	55
4629 SW Atom Ave	0.60mi	3/1.0	1,200 (+12%)	1mo	$124,000	$103	47
631 SW 45th St	0.48mi	3/1.0	1,200 (+12%)	14mo	$115,000	$96	41
4113 SW Parkridge Blvd	0.66mi	3/2.0	1,200 (+12%)	12mo	$178,000	$148	39
4535 SW Atom Ave	0.67mi	3/2.0	1,226 (+15%)	13mo	$145,000	$118	34

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,525
• Equity at exit: $18,563

10-year hold

• IRR: 9.8%
• Equity multiple: 1.82×
• Total profit: $28,592
• Equity at exit: $10,764

Cash invested: $34,860 (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: 398
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,244 medium
• Mortgage (P&I): −$653
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $235

Break-even live

Break-even rent $946

Max offer price $124,500

Occupancy floor 76%

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $124,500 Active 71 DOM
2. 2026-06-18
   days on market $124,500 Active 70 DOM
3. 2026-06-17
   days on market $124,500 Active 69 DOM
4. 2026-06-16
   days on market $124,500 Active 68 DOM
5. 2026-06-15
   days on market $124,500 Active 67 DOM
6. 2026-06-14
   days on market $124,500 Active 65 DOM
7. 2026-06-13
   days on market $124,500 Active 64 DOM
8. 2026-06-10
   days on market $124,500 Active 62 DOM
9. 2026-06-09
   days on market $124,500 Active 61 DOM
10. 2026-06-08
    days on market $124,500 Active 60 DOM
11. 2026-06-07
    days on market $124,500 Active 59 DOM
12. 2026-06-05
    days on market $124,500 Active 56 DOM
13. 2026-06-03
    days on market $124,500 Active 55 DOM
14. 2026-06-02
    days on market $124,500 Active 54 DOM
15. 2026-06-01
    days on market $124,500 Active 53 DOM
16. 2026-05-31
    days on market $124,500 Active 52 DOM
17. 2026-05-30
    days on market $124,500 Active 51 DOM
18. 2026-05-12
    price $124,500
19. 2026-04-27
    status Active
20. 2026-04-13
    historical Active Under Contract
21. 2026-04-09
    listed $125,000 Active
22. 2025-08-01
    soldstatus $85,000
23. 2016-05-02
    soldstatus $13,000
24. 2016-01-28
    listed $7,500
25. 2004-11-18
    soldstatus $56,000
26. 2001-08-16
    soldstatus $52,000

ⓘ 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: $514 · $43/mo
• Projected year-2 tax: $1,120 · $93/mo
• Expected delta: +$606/yr (+$51/mo · 118.0%)

ⓘ 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 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: $14,925
• − Mortgage interest: −$6,974
• − Property taxes: −$514
• − Insurance: −$622
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$3,622
• Taxable income: $805
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $2,626/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

+139.4% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $124,500 LBRMLS
• 2026-04-27 Relisted — LBRMLS
• 2026-04-13 Contingent — LBRMLS
• 2026-04-09 Listed $125,000 LBRMLS
• 2025-08-01 Sold (Public Records) $85,000 Public Records
• 2016-05-02 Sold (MLS) $13,000 LBRMLS
• 2016-01-28 Listed $7,500 LBRMLS
• 2004-11-18 Sold (Public Records) $56,000 Public Records
• 2001-08-16 Sold (Public Records) $52,000 Public Records

Property tax history

-2.8%/yr

Latest (2025): $514 · +4.7% YoY. Source: county tax records.