2208 NW 19th St · Lawton, OK 73505

$70,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 185 Days on market

Built 1951 8,400 sqft lot Est $64k · 9% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• ARV discount +3.6/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold when listed.

Key facts

• Fresh paint
• Lights
• New flooring

Tags

• NEWLY REMODELED
• NEW APPLIANCES
• NEW FLOORING
• FRESH PAINT
• CEILING FANS
• LIGHTS

Property features AI

Exterior

• Parking: Detached or attached garage with 1 covered parking space (1 garage space total); Total of 1 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 story; Residential property; Updated/remodeled
• Construction: Composition roof; Crawl space foundation; Built (year not specified)
• Exterior features: Covered porch; Covered patio; Chain link fencing; Corner lot; Public maintained road frontage on a city street

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Range hood
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling
• Interior features: Cooktop; Dishwasher; Refrigerator; Range hood; Electric water heater; Updated/remodeled condition; Carbon monoxide and smoke detectors
• Laundry & utility: Washer hookup in garage; Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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: Pat Henry Es (math 12% / reading 17%, grade F, #604 of 845 statewide, top 76%, 508 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 fast (+5.1%/yr); 404 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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 1951 — 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: 1.78% ✓
• Cap rate: 15.47%
• Cash-on-cash: 32.78%
• DSCR: 2.46
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $64,428
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2523 NW 17th St	0.34mi	3/1.5	1,100 (+1%)	3mo	$103,000	$94	78
1317 NW Bessie Ave	0.54mi	3/1.0	1,100 (+1%)	1mo	$30,000	$27	73
1809 NW Kingsbury	0.36mi	2/1.0 (-1)	1,146 (+5%)	3mo	$35,000	$31	67
2204 NW Williams Ave	0.31mi	3/2.0	1,200 (+10%)	0mo	$80,000	$67	65
1708 NW Floyd	0.21mi	3/2.0	1,200 (+10%)	6mo	$45,000	$38	64
2112 NW Bessie Ave	0.29mi	3/1.0	940 (-14%)	0mo	$62,500	$66	63
1704 NW Oak Ave	0.69mi	3/2.0	1,092 (0%)	1mo	$141,500	$130	63
1419 NW 23rd St	0.57mi	3/1.0	1,000 (-8%)	4mo	$19,900	$20	56
2136 NW Carroll Ave	0.52mi	3/1.5	1,200 (+10%)	2mo	$114,000	$95	55
2205 NW Lindy Ave	0.54mi	2/1.0 (-1)	1,000 (-8%)	5mo	$49,500	$50	51
1216 NW Carroll Dr	0.70mi	3/2.0	1,200 (+10%)	8mo	$71,000	$59	41
1204 NW Taft	0.70mi	2/1.0 (-1)	950 (-13%)	5mo	$35,000	$37	36

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: 30.2%
• Equity multiple: 2.30×
• Total profit: $25,493
• Equity at exit: $10,437

10-year hold

• IRR: 38.6%
• Equity multiple: 4.97×
• Total profit: $77,825
• Equity at exit: $6,052

Cash invested: $19,600 (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 73505

• Rents YoY: 5.1%
• Active inventory: 404
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,244 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $535

Break-even live

Break-even rent $566

Max offer price $70,000

Occupancy floor 52%

Sensitivity live

Price	-10% $575	-5% $555	+0% $535	+5% $516	+10% $496
Rent	-10% $437	-5% $486	+0% $535	+5% $585	+10% $634
Rate	-1.0pp $571	-0.5pp $553	base $535	+0.5pp $517	+1.0pp $499

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $70,000 Active 185 DOM
2. 2026-06-19
   days on market $70,000 Active 183 DOM
3. 2026-06-18
   days on market $70,000 Active 182 DOM
4. 2026-06-17
   days on market $70,000 Active 181 DOM
5. 2026-06-16
   days on market $70,000 Active 180 DOM
6. 2026-06-15
   days on market $70,000 Active 179 DOM
7. 2026-06-14
   days on market $70,000 Active 177 DOM
8. 2026-06-13
   days on market $70,000 Active 176 DOM
9. 2026-06-10
   days on market $70,000 Active 174 DOM
10. 2026-06-09
    days on market $70,000 Active 173 DOM
11. 2026-06-08
    days on market $70,000 Active 172 DOM
12. 2026-06-07
    days on market $70,000 Active 171 DOM
13. 2026-06-05
    days on market $70,000 Active 168 DOM
14. 2026-06-03
    days on market $70,000 Active 167 DOM
15. 2026-06-02
    days on market $70,000 Active 166 DOM
16. 2026-06-01
    days on market $70,000 Active 165 DOM
17. 2026-05-31
    days on market $70,000 Active 164 DOM
18. 2026-05-30
    days on market $70,000 Active 163 DOM
19. 2026-03-26
    price $70,000
20. 2025-11-25
    listed $75,000 Active
21. 2025-08-14
    historical $825
22. 2025-08-10
    price $825
23. 2025-06-24
    price $849
24. 2025-06-13
    listed $899
25. 2023-06-23
    historical $850
26. 2022-03-31
    price $850
27. 2022-01-20
    soldstatus $58,000
28. 2022-01-14
    soldstatus $58,000 17-char remark

    Show marketing remark (17 chars)

    Sold when listed.

29. 2021-11-30
    listed $58,000 17-char remark

    Show marketing remark (17 chars)

    Sold when listed.

30. 2012-10-05
    soldstatus $36,025 105-char remark

    Show marketing remark (105 chars)

    Comfortable 3 bedroom, 1 bath, ranch style home, attached 1 car garage all sitting on a large corner lot.

31. 2012-05-31
    listed $36,000 105-char remark

    Show marketing remark (105 chars)

    Comfortable 3 bedroom, 1 bath, ranch style home, attached 1 car garage all sitting on a large corner lot.

32. 2009-07-23
    soldstatus $65,000
33. 2009-07-23
    soldstatus $65,000
34. 2009-01-09
    listed $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: $610 · $51/mo
• Projected year-2 tax: $630 · $52/mo
• Expected delta: +$20/yr (+$2/mo · 3.3%)

ⓘ 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 ≥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: $14,925
• − Mortgage interest: −$3,921
• − Property taxes: −$610
• − Insurance: −$350
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$2,036
• Taxable income: $5,620
• Est. tax owed @ 24.0%: −$1,349
• After-tax cash flow: $5,077/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

+3.7% since first listed

16 events — show timeline

• 2026-03-26 Price Changed $70,000 LBRMLS
• 2025-11-25 Listed $75,000 LBRMLS
• 2025-08-14 Rental Removed $825 SHOWMOJO
• 2025-08-10 Price Changed $825 SHOWMOJO
• 2025-06-24 Price Changed $849 SHOWMOJO
• 2025-06-13 Listed for Rent $899 SHOWMOJO
• 2023-06-23 Rental Removed $850 WALKSCORE
• 2022-03-31 Price Changed $850 RENT.
• 2022-01-20 Sold (Public Records) $58,000 Public Records
• 2022-01-14 Sold (MLS) $58,000 LBRMLS
• 2021-11-30 Listed $58,000 LBRMLS
• 2012-10-05 Sold (MLS) $36,025 LBRMLS
• 2012-05-31 Listed $36,000 LBRMLS
• 2009-07-23 Sold (Public Records) $65,000 Public Records
• 2009-07-23 Sold (MLS) $65,000 LBRMLS
• 2009-01-09 Listed $67,500 LBRMLS

Property tax history

-0.9%/yr

Latest (2025): $610 · +0.3% YoY. Source: county tax records.