732 SW 46th St · Lawton, OK 73505

$132,500

3 bd · 2.0 ba · 925 sqft · SingleFamily public records · 86 Days on market

Built 1961 7,560 sqft lot ↓ 2% since listing

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Why this score? — see what drove the D+ 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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.0/10.0
• 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

Beautifully updated and move in ready, this four bedroom, one and three quarter bathroom home offers modern style, bright spaces, and a welcoming atmosphere throughout. The property features all new flooring with no carpet, fresh interior and exterior paint, and a fully updated kitchen complete with new cabinets, new granite countertops, and stainless steel appliances, including a gas stove. Neutral colors and abundant natural light create an inviting and comfortable feel in every room. This home is truly a standout for buyers seeking a clean, refreshed, and move in ready property. For more information or to schedule a private showing, contact your preferred real estate agent or reach out t

Key facts

• New flooring
• Updated kitchen
• Granite countertops

Tags

• UPDATED KITCHEN
• NEW FLOORING
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT

Property features AI

Exterior

• Parking: No garage (converted garage)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One level; Updated / remodeled
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built as residential single family
• Exterior features: Deck; Chain link fencing; Public maintained road frontage on a city street

Interior

• Kitchen: Cooktop; Microwave; Dishwasher
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling
• Interior features: Walk-in closets; Granite counters; Storm windows; Window coverings
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (9.9% below list).
• Recommended offer: $119k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: Eisenhower Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 380 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); 403 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 $916 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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($125k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $119,402 (9.9% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $60,125
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4224 SW Summit Ave	0.29mi	3/1.5	1,000 (+8%)	2mo	$49,600	$50	69
742 SW 46th St	0.06mi	3/2.0	1,000 (+8%)	23mo	$65,000	$65	65
58 SW 45th St	0.34mi	3/1.0	900 (-3%)	17mo	$90,000	$100	61
4504 SW Park Ave	0.15mi	3/1.5	1,000 (+8%)	23mo	$115,000	$115	58
106 SW 45th St	0.31mi	3/1.0	1,000 (+8%)	14mo	$63,500	$64	56
926 SW 36th	0.74mi	3/1.0	900 (-3%)	11mo	$27,000	$30	48
904 SW 37th St	0.71mi	3/1.0	1,000 (+8%)	6mo	$112,000	$112	44
927 SW 36th St	0.72mi	3/1.0	800 (-14%)	14mo	$31,000	$39	28

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-8,178
• Equity at exit: $19,756

10-year hold

• IRR: 5.9%
• Equity multiple: 1.48×
• Total profit: $17,681
• Equity at exit: $11,456

Cash invested: $37,100 (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: 403
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$695
• Tax from tax record: −$25 /mo · $296/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $169

Break-even live

Break-even rent $981

Max offer price $132,500

Occupancy floor 81%

Sensitivity live

Price	-10% $244	-5% $206	+0% $169	+5% $131	+10% $94
Rent	-10% $74	-5% $121	+0% $169	+5% $216	+10% $263
Rate	-1.0pp $235	-0.5pp $202	base $169	+0.5pp $134	+1.0pp $99

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $132,500 Active 86 DOM
2. 2026-06-19
   days on market $132,500 Active 84 DOM
3. 2026-06-18
   days on market $132,500 Active 83 DOM
4. 2026-06-17
   days on market $132,500 Active 82 DOM
5. 2026-06-16
   days on market $132,500 Active 81 DOM
6. 2026-06-15
   days on market $132,500 Active 80 DOM
7. 2026-06-14
   days on market $132,500 Active 78 DOM
8. 2026-06-13
   days on market $132,500 Active 77 DOM
9. 2026-06-10
   days on market $132,500 Active 75 DOM
10. 2026-06-09
    days on market $132,500 Active 74 DOM
11. 2026-06-08
    days on market $132,500 Active 73 DOM
12. 2026-06-07
    days on market $132,500 Active 72 DOM
13. 2026-06-05
    days on market $132,500 Active 69 DOM
14. 2026-06-03
    days on market $132,500 Active 68 DOM
15. 2026-06-02
    days on market $132,500 Active 67 DOM
16. 2026-06-01
    days on market $132,500 Active 66 DOM
17. 2026-05-31
    days on market $132,500 Active 65 DOM
18. 2026-05-30
    days on market $132,500 Active 64 DOM
19. 2026-04-24
    price $132,500
20. 2026-03-27
    listed $134,900 Active

ⓘ 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: $296 · $25/mo
• Projected year-2 tax: $1,192 · $99/mo
• Expected delta: +$896/yr (+$75/mo · 302.9%)

ⓘ 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 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: $14,328
• − Mortgage interest: −$7,422
• − Property taxes: −$296
• − Insurance: −$662
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$3,855
• Taxable loss: −$199
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $2,071/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

-1.8% since first listed

2 events — show timeline

• 2026-04-24 Price Changed $132,500 LBRMLS
• 2026-03-27 Listed $134,900 LBRMLS

Property tax history

-3.6%/yr

Latest (2025): $296 · +4.6% YoY. Source: county tax records.