2719 NW 75th St · Lawton, OK 73505

$169,900

4 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 194 Days on market

Built 1977 0.31 ac lot Est $193k · 12% under

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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 +14.4/30.0
• ARV discount +12.9/15.0
• DSCR +4.4/10.0
• Rent growth +3.8/5.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Four bedroom home with laminate wood floors and lots of room!

Key facts

• Fence gates
• Updating completed
• French doors

Tags

• OPEN FIELD BEHIND HOME
• UPDATING COMPLETED
• FRENCH DOORS
• KITCHEN COUNTERTOPS
• EXTERIOR UPDATES
• FENCE GATES

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered garage spaces; 2-car garage with garage door opener; Driveway; Has open parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available; Electric service
• Home design: Single family residence; One and one-half stories
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built with an updated/remodeled condition
• Exterior features: Patio; Storm doors; Wood fencing; Located on a cul-de-sac; Public maintained city street frontage

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Range hood; Electric water heater
• Flooring: Ceramic tile; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas/electric); Central air conditioning; Ceiling fans; Multi-unit cooling; Electric cooling
• Interior features: Storm windows; Smoke detectors; Updated/remodeled condition; Home warranty included
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $34 ($412/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 $141k (16.7% below list).
• Recommended offer: $141k (16.7% below list) — sets the bar for 1% rule.

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: Hugh Bish Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 358 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); 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 $1k of loan paydown is wiped out by about $5k 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 194 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; list at $170k implies a 102% gain — meaningful room to come down on a strong offer.

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 $141,446 (16.7% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 0.83% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $193,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2802 NW 75th St	0.04mi	3/2.0 (-1)	1,543 (-7%)	2mo	$179,000	$116	79
7823 NW Morrocco Dr	0.34mi	3/2.0 (-1)	1,668 (+0%)	3mo	$200,000	$120	76
2318 NW 77th St	0.26mi	3/2.0 (-1)	1,700 (+2%)	6mo	$110,000	$65	74
2326 NW 77th St	0.22mi	3/2.0 (-1)	1,600 (-4%)	9mo	$160,000	$100	71
2317 NW 75th St	0.26mi	3/2.0 (-1)	1,600 (-4%)	10mo	$183,000	$114	68
7214 NW Crestwood Dr	0.47mi	3/2.0 (-1)	1,600 (-4%)	4mo	$190,000	$119	64
2608 NW 78th St	0.20mi	3/2.0 (-1)	1,500 (-10%)	7mo	$167,000	$111	64
7904 NW Terrace Hills Blvd	0.27mi	3/2.0 (-1)	1,500 (-10%)	9mo	$125,000	$83	59
2312 NW 77th St	0.30mi	3/2.0 (-1)	1,500 (-10%)	9mo	$105,000	$70	57
7315 NW Andrews Ave	0.64mi	3/2.0 (-1)	1,500 (-10%)	4mo	$184,974	$123	45
7015 NW Taylor	0.73mi	3/2.0 (-1)	1,500 (-10%)	6mo	$185,000	$123	40
6805 NW Crestwood Dr	0.61mi	3/2.0 (-1)	1,900 (+14%)	6mo	$273,000	$144	38

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: -12.7%
• Equity multiple: 0.53×
• Total profit: $-22,269
• Equity at exit: $25,333

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,382
• Equity at exit: $14,690

Cash invested: $47,572 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $34

Break-even live

Break-even rent $1,371

Max offer price $169,900

Occupancy floor 93%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-19
   status Pending
2. 2026-03-30
   historical Active Under Contract
3. 2026-03-03
   price $169,900
4. 2026-02-05
   status Active
5. 2026-01-22
   historical Active Under Contract
6. 2026-01-22
   price $172,000
7. 2026-01-05
   price $170,000
8. 2025-12-11
   price $173,900
9. 2025-11-05
   listed $179,900 Active
10. 2011-07-11
    soldstatus $84,000 61-char remark

    Show marketing remark (61 chars)

    Four bedroom home with laminate wood floors and lots of room!

11. 2011-01-07
    listed $84,900 61-char remark

    Show marketing remark (61 chars)

    Four bedroom home with laminate wood floors and lots of room!

12. 2008-07-14
    soldstatus $115,000
13. 1993-04-14
    soldstatus $68,500

ⓘ 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: $1,456 · $121/mo
• Projected year-2 tax: $1,529 · $127/mo
• Expected delta: +$73/yr (+$6/mo · 5.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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: $16,974
• − Mortgage interest: −$9,517
• − Property taxes: −$1,456
• − Insurance: −$850
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$4,943
• Taxable loss: −$2,507
• Est. tax savings @ 24.0%: +$602
• After-tax cash flow: $1,014/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

+148.0% since first listed

13 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-03-30 Contingent — LBRMLS
• 2026-03-03 Price Changed $169,900 LBRMLS
• 2026-02-05 Relisted — LBRMLS
• 2026-01-22 Contingent — LBRMLS
• 2026-01-22 Price Changed $172,000 LBRMLS
• 2026-01-05 Price Changed $170,000 LBRMLS
• 2025-12-11 Price Changed $173,900 LBRMLS
• 2025-11-05 Listed $179,900 LBRMLS
• 2011-07-11 Sold (MLS) $84,000 LBRMLS
• 2011-01-07 Listed $84,900 LBRMLS
• 2008-07-14 Sold (Public Records) $115,000 Public Records
• 1993-04-14 Sold (Public Records) $68,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,456 · +4.7% YoY. Source: county tax records.