803 SW D Ave · Lawton, OK 73501

$105,000

3 bd · 1.0 ba · 2,268 sqft · SingleFamily public records · 336 Days on market

Built 1908 7,500 sqft lot Est $125k · 16% 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 +14.6/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

Being sold as is. Solid well-built home located in the Lawton Original Addition. This property will be an absolutely amazing home with lots of charm once renovations have been completed. Features include a sturdy wrap around porch, 3rd floor and basement, original hardwood floors, large living space, and detached garage. Additional off road parking is available in the back. The property would even be an ideal location for a business as there are many other businesses nearby. Call listing agent Nikki Thurman for any questions or schedule a personal tour at [phone].

Key facts

• Wrap around porch
• 3rd floor
• Basement

Tags

• WRAP AROUND PORCH
• 3RD FLOOR
• BASEMENT
• ORIGINAL HARDWOOD FLOORS
• LARGE LIVING SPACE
• DETACHED GARAGE

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car garage that faces the rear
• Security: Security system
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property
• Construction: Composition roof
• Exterior features: Covered porch; Chain link fencing; Composition roof; Public maintained road access; City street frontage

Interior

• Kitchen: Gas water heater
• Bedrooms: Details not provided
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating; Natural gas heating available; Fireplace heating; No cooling
• Interior features: Hardwood floors; Electric fireplace; Security system
• Laundry & utility: Washer hookup; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 6.0% 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: Lincoln Es (math 8% / reading 8%, grade F, #741 of 845 statewide, top 89%, 401 students, 0% FRL); Central Ms (math 17% / reading 24%, grade F, #153 of 345 statewide, top 45%, 994 students, 0% FRL); Lawton Hs (math 16% / reading 21%, grade F, #302 of 447 statewide, top 68%, 1,417 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 (+1.7%/yr); 120 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 $726 of loan paydown is wiped out by about $744 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 336 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $60k; list at $105k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 336 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.26% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.92%
• DSCR: 1.75
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $124,740
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 SW E Ave	0.09mi	4/2.0 (+1)	2,000 (-12%)	14mo	$65,000	$33	56
912 NW Columbia Ave	0.57mi	3/2.0	2,100 (-7%)	2mo	$115,000	$55	55
408 NW Arlington Ave	0.52mi	3/2.0	2,100 (-7%)	8mo	$65,000	$31	53
4303 SW Christina Ct	0.26mi	4/2.0 (+1)	2,031 (-10%)	15mo	$284,090	$140	49
1206 NW Lake Ave	0.57mi	4/2.0 (+1)	2,139 (-6%)	12mo	$218,000	$102	45
909 NW Columbia Ave	0.60mi	4/2.0 (+1)	2,000 (-12%)	7mo	$144,500	$72	37
610 NW Dearborn Ave	0.65mi	3/2.0	2,529 (+12%)	14mo	$69,900	$28	35
415 NW Columbia Ave	0.67mi	3/2.0	2,100 (-7%)	24mo	$21,000	$10	33
506 NW Ft Sill Blvd	0.75mi	3/1.0	2,000 (-12%)	21mo	$203,000	$102	28

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: 13.6%
• Equity multiple: 1.62×
• Total profit: $18,130
• Equity at exit: $26,819

10-year hold

• IRR: 18.2%
• Equity multiple: 2.80×
• Total profit: $52,797
• Equity at exit: $29,438

Cash invested: $29,400 (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: 120
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,322 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $414

Break-even live

Break-even rent $797

Max offer price $105,000

Occupancy floor 64%

Sensitivity live

Price	-10% $474	-5% $444	+0% $414	+5% $385	+10% $355
Rent	-10% $310	-5% $362	+0% $414	+5% $467	+10% $519
Rate	-1.0pp $467	-0.5pp $441	base $414	+0.5pp $387	+1.0pp $360

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-16
   days on market $105,000 Active 336 DOM
2. 2026-06-15
   days on market $105,000 Active 335 DOM
3. 2026-06-14
   days on market $105,000 Active 333 DOM
4. 2026-06-13
   days on market $105,000 Active 332 DOM
5. 2026-06-10
   days on market $105,000 Active 330 DOM
6. 2026-06-09
   days on market $105,000 Active 329 DOM
7. 2026-06-08
   days on market $105,000 Active 328 DOM
8. 2026-06-07
   days on market $105,000 Active 327 DOM
9. 2026-06-05
   days on market $105,000 Active 324 DOM
10. 2026-06-03
    days on market $105,000 Active 323 DOM
11. 2026-06-02
    days on market $105,000 Active 322 DOM
12. 2026-06-01
    days on market $105,000 Active 321 DOM
13. 2026-05-31
    days on market $105,000 Active 320 DOM
14. 2026-05-30
    days on market $105,000 Active 319 DOM
15. 2026-01-09
    status Active
16. 2025-11-19
    price $105,000
17. 2025-06-13
    listed $110,000 Active
18. 2010-09-24
    soldstatus $60,000

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$522/yr (+$43/mo · 123.4%)

ⓘ 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 4/10 Moderate
• 🌡 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: $15,860
• − Mortgage interest: −$5,882
• − Property taxes: −$423
• − Insurance: −$525
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$3,055
• Taxable income: $3,438
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $4,148/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

+75.0% since first listed

4 events — show timeline

• 2026-01-09 Relisted — LBRMLS
• 2025-11-19 Price Changed $105,000 LBRMLS
• 2025-06-13 Listed $110,000 LBRMLS
• 2010-09-24 Sold (Public Records) $60,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $423 · +42.9% YoY. Source: county tax records.