1411 NW Bell Ave · Lawton, OK 73507

$45,000

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 35 Days on market

Built 1941 Est $72k · 37% 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

Good investment property. Property is being sold AS-IS. Seller will not pay for any repairs.

Key facts

• Built 1941
• Listed 35 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($984 rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $14k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $45k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 2.19% ✓
• Cap rate: 19.30%
• Cash-on-cash: 46.45%
• DSCR: 3.07
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $71,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1712 NW Euclid Ave	0.30mi	2/2.0	900 (-5%)	1mo	$61,200	$68	73
703 NW 13th St	0.34mi	2/1.0	1,000 (+6%)	9mo	$96,900	$97	67
1339 NW Ferris	0.30mi	3/2.0 (+1)	1,000 (+6%)	4mo	$75,900	$76	64
1410 NW Euclid Ave	0.18mi	3/1.0 (+1)	1,048 (+11%)	8mo	$67,000	$64	62
1207 SW B Ave	0.43mi	3/1.0 (+1)	900 (-5%)	7mo	$52,000	$58	62
1607 SW B Ave	0.40mi	2/2.0	1,000 (+6%)	9mo	$47,000	$47	60
1404 SW C Ave	0.50mi	3/1.0 (+1)	1,000 (+6%)	3mo	$92,500	$93	59
701 NW 22nd St	0.65mi	2/1.0	1,000 (+6%)	1mo	$49,200	$49	59
2114 NW Bell Ave	0.58mi	2/1.0	850 (-10%)	1mo	$49,215	$58	56
1206 NW Oak Ave	0.68mi	2/1.0	1,000 (+6%)	7mo	$77,000	$77	52
1122 NW Oak Ave	0.71mi	2/1.0	1,000 (+6%)	6mo	$79,000	$79	51
1202 NW Oak Ave	0.68mi	2/1.0	1,056 (+12%)	7mo	$117,700	$111	42

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: 40.6%
• Equity multiple: 2.68×
• Total profit: $21,122
• Equity at exit: $6,710

10-year hold

• IRR: 45.6%
• Equity multiple: 4.82×
• Total profit: $48,109
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.8×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $488

Break-even live

Break-even rent $366

Max offer price $45,000

Occupancy floor 45%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-17
   status $45,000 Under Contract 35 DOM
2. 2026-06-16
   days on market $45,000 Active 35 DOM
3. 2026-06-15
   days on market $45,000 Active 34 DOM
4. 2026-06-14
   days on market $45,000 Active 32 DOM
5. 2026-06-13
   days on market $45,000 Active 31 DOM
6. 2026-06-10
   days on market $45,000 Active 29 DOM
7. 2026-06-09
   days on market $45,000 Active 28 DOM
8. 2026-06-08
   days on market $45,000 Active 27 DOM
9. 2026-06-07
   days on market $45,000 Active 26 DOM
10. 2026-06-05
    days on market $45,000 Active 23 DOM
11. 2026-06-03
    days on market $45,000 Active 22 DOM
12. 2026-06-02
    days on market $45,000 Active 21 DOM
13. 2026-06-01
    days on market $45,000 Active 20 DOM
14. 2026-05-31
    days on market $45,000 Active 19 DOM
15. 2026-05-30
    days on market $45,000 Active 18 DOM
16. 2026-05-13
    price $45,000
17. 2026-05-12
    listed $59,000 Active
18. 2019-09-26
    soldstatus $14,000 92-char remark

    Show marketing remark (92 chars)

    Good investment property. Property is being sold AS-IS. Seller will not pay for any repairs.

19. 2019-08-07
    listed $17,500 92-char remark

    Show marketing remark (92 chars)

    Good investment property. Property is being sold AS-IS. Seller will not pay for any repairs.

20. 2002-09-18
    soldstatus $47,500
21. 1998-10-12
    soldstatus $45,000
22. 1994-03-27
    soldstatus $42,000

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $415 · $35/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $11,803
• − Mortgage interest: −$2,521
• − Property taxes: −$415
• − Insurance: −$225
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$1,309
• Taxable income: $5,444
• Est. tax owed @ 24.0%: −$1,307
• After-tax cash flow: $4,546/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

+7.1% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $45,000 FSBO.com
• 2026-05-12 Listed $59,000 FSBO.com
• 2019-09-26 Sold (MLS) $14,000 LBRMLS
• 2019-08-07 Listed $17,500 LBRMLS
• 2002-09-18 Sold (Public Records) $47,500 Public Records
• 1998-10-12 Sold (Public Records) $45,000 Public Records
• 1994-03-27 Sold (Public Records) $42,000 Public Records

Property tax history

-5.1%/yr

Latest (2025): $415 · +4.8% YoY. Source: county tax records.