507 NW 59th St · Lawton, OK 73505

$119,500

4 bd · 2.0 ba · 1,175 sqft · SingleFamily public records · 9 Days on market

Built 1964 8,580 sqft lot Est $118k · at est.

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Why this score? — see what drove the C+ 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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +6.8/10.0
• ARV discount +6.7/15.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Splash! Vacation from home in this 4 bedrooms, 1 3/4 baths, 1 car garage home with numerous updates throughout. New kitchen countertops and new sink, new faucet and light fixtures. Fresh paint. New roof & new hot water tank installed in 2017. Above ground pool w/ wood deck. Vinyl siding and brick exterior. Storage shed. Extra pad and wood fenced yard. Walking distance to elementary, middle school, and Eisenhower High School. For more information or to schedule a private showing, please contact Market-One Real Estate Firm @ [phone] or cell [phone], [phone].

Key facts

• 8,580 sq ft lot
• Garage
• Pool

Property features AI

Finance

• Other: Property type: Residential single-family

Exterior

• Parking: 1 covered parking space; 1-car garage with garage door opener (1 total parking space)
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available; Electric service
• Home design: Single-family residence; One level; Brick veneer construction
• Construction: Brick veneer exterior; Composition roof; Crawl space foundation; Built with insulation
• Exterior features: Covered patio/porch; Deck; Patio; Porch; Wood fencing; Shed(s); Above-ground private pool; Paved, public-maintained city street frontage (66 x 130 lot)

Interior

• Kitchen: Cooktop; Range hood; Gas water heater
• Flooring: Ceramic tile; Carpet; Other flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling
• Interior features: Double pane and storm windows with window coverings; Carbon monoxide and smoke detectors; Insulation
• Laundry & utility: Washer hookup; Laundry area in garage; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.7% 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: Edison Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 476 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 $826 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 $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $89k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,500

Questions for the listing agent

1. Built in 1964 — 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: 1.18% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.30%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $117,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5706 NW Ash Ave	0.12mi	3/2.0 (-1)	1,179 (+0%)	3mo	$135,000	$115	86
422 NW 57th St	0.10mi	3/2.0 (-1)	1,200 (+2%)	4mo	$134,500	$112	83
425 NW 54th St	0.30mi	4/1.0	1,200 (+2%)	3mo	$80,000	$67	76
5307 NW Ash Ave	0.33mi	4/2.0	1,300 (+11%)	3mo	$65,000	$50	65
5322 NW Ash Ave	0.25mi	3/2.0 (-1)	1,300 (+11%)	3mo	$141,000	$108	63
5864 NW Dearborn Ave	0.31mi	3/2.0 (-1)	1,300 (+11%)	3mo	$145,000	$112	60
5333 NW Cherry Ave	0.29mi	3/1.5 (-1)	1,300 (+11%)	3mo	$130,500	$100	60
704 NW 57th St	0.15mi	3/1.5 (-1)	1,000 (-15%)	4mo	$70,000	$70	58
407 NW Compass Dr	0.33mi	3/1.5 (-1)	1,000 (-15%)	4mo	$70,000	$70	49
6111 NW Maple Ave	0.49mi	3/2.0 (-1)	1,000 (-15%)	4mo	$70,000	$70	44
415 NW 69th St	0.70mi	3/2.0 (-1)	1,300 (+11%)	4mo	$174,000	$134	42
412 NW 68th St	0.67mi	3/1.0 (-1)	1,000 (-15%)	4mo	$85,000	$85	32

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: 4.2%
• Equity multiple: 1.17×
• Total profit: $5,567
• Equity at exit: $17,818

10-year hold

• IRR: 15.5%
• Equity multiple: 2.38×
• Total profit: $46,214
• Equity at exit: $10,332

Cash invested: $33,460 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $343

Break-even live

Break-even rent $976

Max offer price $119,500

Occupancy floor 71%

Sensitivity live

Price	-10% $411	-5% $377	+0% $343	+5% $309	+10% $275
Rent	-10% $232	-5% $287	+0% $343	+5% $399	+10% $454
Rate	-1.0pp $403	-0.5pp $373	base $343	+0.5pp $312	+1.0pp $280

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-07
   statusdays on market $119,500 Pending 9 DOM
2. 2026-06-05
   days on market $119,500 Active 8 DOM
3. 2026-06-03
   days on market $119,500 Active 7 DOM
4. 2026-06-02
   days on market $119,500 Active 6 DOM
5. 2026-06-01
   days on market $119,500 Active 5 DOM
6. 2026-05-31
   days on market $119,500 Active 4 DOM
7. 2026-05-30
   days on market $119,500 Active 3 DOM
8. 2026-05-27
   listed $119,500 Active
9. 2020-07-29
   soldstatus $89,000
10. 2020-07-27
    soldstatus $89,000 589-char remark

    Show marketing remark (589 chars)

    Splash! Vacation from home in this 4 bedrooms, 1 3/4 baths, 1 car garage home with numerous updates throughout. New kitchen countertops and new sink, new faucet and light fixtures. Fresh paint. New roof & new hot water tank installed in 2017. Above ground pool w/ wood deck. Vinyl siding and brick exterior. Storage shed. Extra pad and wood fenced yard. Walking distance to elementary, middle school, and Eisenhower High School. For more information or to schedule a private showing, please contact Market-One Real Estate Firm @ [phone] or cell [phone], [phone].

11. 2020-05-07
    listed $89,000 589-char remark

    Show marketing remark (589 chars)

    Splash! Vacation from home in this 4 bedrooms, 1 3/4 baths, 1 car garage home with numerous updates throughout. New kitchen countertops and new sink, new faucet and light fixtures. Fresh paint. New roof & new hot water tank installed in 2017. Above ground pool w/ wood deck. Vinyl siding and brick exterior. Storage shed. Extra pad and wood fenced yard. Walking distance to elementary, middle school, and Eisenhower High School. For more information or to schedule a private showing, please contact Market-One Real Estate Firm @ [phone] or cell [phone], [phone].

12. 1994-03-01
    soldstatus $67,500

ⓘ 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: $1,132 · $94/mo
• Projected year-2 tax: $1,132 · $94/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 7/10 Severe 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: $16,918
• − Mortgage interest: −$6,694
• − Property taxes: −$1,132
• − Insurance: −$598
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$3,476
• Taxable income: $2,311
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $3,561/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

+77.0% since first listed

5 events — show timeline

• 2026-05-27 Listed $119,500 LBRMLS
• 2020-07-29 Sold (Public Records) $89,000 Public Records
• 2020-07-27 Sold (MLS) $89,000 LBRMLS
• 2020-05-07 Listed $89,000 LBRMLS
• 1994-03-01 Sold (Public Records) $67,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,132 · +4.7% YoY. Source: county tax records.