1318 NW Kingsbury Ave · Lawton, OK 73507

$29,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 17 Days on market

Built 1948 7,318 sqft lot Est $48k · 38% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Great investment property! This offering consists of 2 houses. 1318 NW Kingsbury Ave is a 2-BR, 1-Bath house with a detached 1-car garage. There is a second house behind at 1609 NW 14th St, which has 1-BR, 1-Bath that needs remodeled to be rented. These 2 houses on one parcel of land are a perfect package for someone who wants income property! Call Deb Gleason at 580-591-2365 to arrange a showing.

Key facts

• City utilities
• Spacious corner lot
• Composition roof

Tags

• SPACIOUS CORNER LOT
• CHAIN-LINK FENCING
• COMPOSITION ROOF
• CITY UTILITIES
• NATURAL GAS WATER HEATER
• WINDOW UNIT COOLING

Property features AI

Finance

• Other: Taxes listed (amount not included per instructions)
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One level; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation; Built on land in Lawton Heights
• Exterior features: Interior lot; No additional exterior features listed

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window air conditioning units
• 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 $30k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($979 rent vs $30k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.0% 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: Woodland Hills Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 466 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 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $10k; list at $30k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $29,451 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.27% ✓
• Cap rate: 28.95%
• Cash-on-cash: 80.92%
• DSCR: 4.60
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $47,880
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1204 NW Taft	0.30mi	2/1.0	950 (+13%)	5mo	$35,000	$37	60
1209 NW Williams Ave	0.43mi	2/1.0	800 (-5%)	15mo	$19,200	$24	60
1314 NW Hoover Ave	0.56mi	2/1.0	800 (-5%)	9mo	$62,000	$78	58
1802 NW Kingsbury Ave	0.43mi	2/1.0	900 (+7%)	13mo	$20,000	$22	57
1206 NW Baldwin Ave	0.16mi	3/1.0 (+1)	945 (+12%)	16mo	$95,000	$101	53
1911 NW Williams Ave	0.70mi	2/1.0	800 (-5%)	10mo	$42,000	$53	51
1816 NW Floyd	0.70mi	3/2.0 (+1)	960 (+14%)	8mo	$75,800	$79	28
2011 NW Taft Ave	0.73mi	2/1.0	720 (-14%)	19mo	$41,000	$57	26

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: 78.0%
• Equity multiple: 4.40×
• Total profit: $28,493
• Equity at exit: $4,458

10-year hold

• IRR: 80.8%
• Equity multiple: 8.28×
• Total profit: $60,939
• Equity at exit: $2,585

Cash invested: $8,372 (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: 2.5×

Monthly cashflow live

• Estimated rent: $979 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $565

Break-even live

Break-even rent $264

Max offer price $29,900

Occupancy floor 37%

Sensitivity live

Price	-10% $582	-5% $573	+0% $565	+5% $556	+10% $548
Rent	-10% $487	-5% $526	+0% $565	+5% $603	+10% $642
Rate	-1.0pp $580	-0.5pp $572	base $565	+0.5pp $557	+1.0pp $549

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $29,900 Active 17 DOM
2. 2026-06-18
   days on market $29,900 Active 16 DOM
3. 2026-06-17
   days on market $29,900 Active 15 DOM
4. 2026-06-16
   days on market $29,900 Active 14 DOM
5. 2026-06-15
   days on market $29,900 Active 13 DOM
6. 2026-06-14
   days on market $29,900 Active 11 DOM
7. 2026-06-13
   days on market $29,900 Active 10 DOM
8. 2026-06-10
   days on market $29,900 Active 8 DOM
9. 2026-06-09
   days on market $29,900 Active 7 DOM
10. 2026-06-08
    days on market $29,900 Active 6 DOM
11. 2026-06-07
    days on market $29,900 Active 5 DOM
12. 2026-06-05
    days on market $29,900 Active 2 DOM
13. 2026-06-02
    remarks 504-char remark
14. 2026-06-02
    listed $29,900 Active 1 DOM

ⓘ 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: $475 · $40/mo
• Projected year-2 tax: $475 · $40/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $11,748
• − Mortgage interest: −$1,675
• − Property taxes: −$475
• − Insurance: −$150
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$870
• Taxable income: $6,699
• Est. tax owed @ 24.0%: −$1,608
• After-tax cash flow: $5,167/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

+86.9% since first listed

3 events — show timeline

• 2026-06-01 Listed $29,900 MLSOK
• 2018-02-02 Sold (MLS) $9,900 LBRMLS
• 2017-05-05 Listed $16,000 LBRMLS

Property tax history

-2.9%/yr

Latest (2025): $475 · +4.6% YoY. Source: county tax records.