4610 SW H · Lawton, OK 73505

$125,000

3 bd · 2.0 ba · 1,024 sqft · SingleFamily public records · 240 Days on market

Built 1972 Est $102k · 22% over ↓ 11% 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 +22.4/30.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

4610 SW H Ave - Practically brand new! This 3 bedroom, 1.5 bath beauty has been rebuilt from the bottom up - everything is new! From the roof, HVAC, and water heater to the fresh paint, flooring, and finishes - you name it, it's been done. Enjoy a spacious layout, a one-car garage, and a large backyard perfect for cookouts, pets, or playtime. If you've been looking for a move-in ready home that feels brand new without the new build price tag - this is it! Come see it before it's gone!

Key facts

• One car garage
• Large backyard
• Garage

Tags

• ONE CAR GARAGE
• LARGE BACKYARD

Property features AI

Exterior

• Parking: Detached garage with 1 covered space (1 total parking space)
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One level; Updated/remodeled
• Construction: Brick veneer exterior; Composition roof; Slab foundation; Built/updated (year not specified)
• Exterior features: Chain link fencing; Public-maintained city street frontage; Lot dimensions approximately 70 x 123 x 68 x 122; R-1 single family zoning

Interior

• Kitchen: Microwave; Dishwasher; Refrigerator; Oven; Gas water heater
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling
• Interior features: Double-pane windows; Smoke and carbon monoxide detectors
• Laundry & utility: Washer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $208 ($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 $123k (1.9% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 $864 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 240 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 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 1972 — 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: 0.98% ✗
• Cap rate: 8.29%
• Cash-on-cash: 7.13%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $102,400
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4224 SW Summit Ave	0.44mi	3/1.5	1,000 (-2%)	2mo	$49,600	$50	72
106 SW 45th St	0.18mi	3/1.0	1,000 (-2%)	14mo	$63,500	$64	72
82 SW 45th St	0.20mi	3/1.0	1,100 (+7%)	8mo	$107,000	$97	68
742 SW 46th St	0.20mi	3/2.0	1,000 (-2%)	23mo	$65,000	$65	68
4718 SW K Cir	0.24mi	3/1.5	1,100 (+7%)	13mo	$115,900	$105	64
4504 SW Park Ave	0.28mi	3/1.5	1,000 (-2%)	23mo	$115,000	$115	62
4508 SW Beta Ave	0.48mi	3/1.5	1,100 (+7%)	5mo	$95,000	$86	59
4615 SW Beta	0.27mi	3/1.5	1,100 (+7%)	21mo	$120,000	$109	56
4610 SW Beta Ave	0.26mi	3/2.0	1,134 (+11%)	17mo	$130,000	$115	56
15 SW 49th St	0.55mi	3/1.5	1,100 (+7%)	14mo	$120,000	$109	48
58 SW 45th St	0.34mi	3/1.0	900 (-12%)	17mo	$90,000	$100	46

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,363
• Equity at exit: $18,638

10-year hold

• IRR: 8.5%
• Equity multiple: 1.70×
• Total profit: $24,627
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$53 /mo · $637/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $208

Break-even live

Break-even rent $963

Max offer price $125,000

Occupancy floor 78%

Sensitivity live

Price	-10% $279	-5% $243	+0% $208	+5% $173	+10% $137
Rent	-10% $111	-5% $159	+0% $208	+5% $256	+10% $305
Rate	-1.0pp $271	-0.5pp $240	base $208	+0.5pp $176	+1.0pp $143

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $125,000 Active 240 DOM
2. 2026-06-19
   days on market $125,000 Active 238 DOM
3. 2026-06-18
   days on market $125,000 Active 237 DOM
4. 2026-06-17
   days on market $125,000 Active 236 DOM
5. 2026-06-16
   days on market $125,000 Active 235 DOM
6. 2026-06-15
   days on market $125,000 Active 234 DOM
7. 2026-06-14
   days on market $125,000 Active 232 DOM
8. 2026-06-13
   days on market $125,000 Active 231 DOM
9. 2026-06-10
   days on market $125,000 Active 229 DOM
10. 2026-06-09
    days on market $125,000 Active 228 DOM
11. 2026-06-08
    days on market $125,000 Active 227 DOM
12. 2026-06-07
    days on market $125,000 Active 226 DOM
13. 2026-06-05
    days on market $125,000 Active 223 DOM
14. 2026-06-03
    days on market $125,000 Active 222 DOM
15. 2026-06-02
    days on market $125,000 Active 221 DOM
16. 2026-06-01
    days on market $125,000 Active 220 DOM
17. 2026-05-31
    days on market $125,000 Active 219 DOM
18. 2026-05-30
    days on market $125,000 Active 218 DOM
19. 2026-05-19
    status Active
20. 2026-05-19
    status Pending
21. 2026-04-08
    historical Active Under Contract
22. 2026-03-26
    price $125,000
23. 2026-01-08
    price $134,900
24. 2025-10-23
    listed $139,900 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: $637 · $53/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$488/yr (+$41/mo · 76.6%)

ⓘ 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: $14,712
• − Mortgage interest: −$7,002
• − Property taxes: −$637
• − Insurance: −$625
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$3,636
• Taxable income: $458
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $2,385/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

-10.7% since first listed

6 events — show timeline

• 2026-05-19 Relisted — LBRMLS
• 2026-05-19 Pending — LBRMLS
• 2026-04-08 Contingent — LBRMLS
• 2026-03-26 Price Changed $125,000 LBRMLS
• 2026-01-08 Price Changed $134,900 LBRMLS
• 2025-10-23 Listed $139,900 LBRMLS

Property tax history

+5.2%/yr

Latest (2025): $637 · +10.2% YoY. Source: county tax records.