2721 SW I Ave · Lawton, OK 73505

$79,000

4 bd · 2.0 ba · 1,426 sqft · SingleFamily public records · 97 Days on market

Built 1952 6,355 sqft lot Est $81k · at est.

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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
• ARV discount +8.8/15.0
• 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

Welcome to 2721 SW I Ave, a charming and meticulously maintained home in the heart of Lawton. This inviting residence features 3 spacious bedrooms and 2 well-appointed bathrooms, perfect for comfortable living and entertaining. The home boasts a welcoming open floor plan with a bright and airy living room, complemented with natural light. The renovated kitchen includes modern appliances, ample cabinetry, and a convenient breakfast nook. Outside, you'll be greeted with a double driveway and carport. The backyard is ideal for outdoor relaxation and gatherings. There is also a small metal storage building with close easy access.

Key facts

• Open floor plan
• Double driveway
• Modern appliances

Tags

• OPEN FLOOR PLAN
• RENOVATED KITCHEN
• MODERN APPLIANCES
• DOUBLE DRIVEWAY
• CARPORT
• BACKYARD

Property features AI

Exterior

• Parking: 2 parking spaces total; 2 covered spaces; 2-car carport; Driveway; No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One story; Updated/remodeled; Public-maintained road frontage on a city street
• Construction: Composition roof; Slab foundation; Built as residential single-family construction
• Exterior features: Covered porch; Chain link fence; Shed(s)

Interior

• Kitchen: Cooktop; Oven; Range hood; Refrigerator; Electric water heater
• Flooring: Ceramic tile; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s); Fireplace provides additional heat
• Interior features: Breakfast bar; Kitchen island; Double-pane windows; Window coverings; Wood-burning fireplace
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 6.1% 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: Cleveland Es (math 32% / reading 12%, grade F, #413 of 845 statewide, top 54%, 300 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); 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 $546 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago 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 $46k; list at $79k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 1.82% ✓
• Cap rate: 15.28%
• Cash-on-cash: 32.09%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $81,282
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2721 SW I Ave	0.00mi	3/2.0 (-1)	1,400 (-2%)	1mo	$80,000	$57	92
1216 NW 26th St	0.33mi	4/1.5	1,440 (+1%)	19mo	$66,000	$46	65
1208 SW 24th St	0.49mi	4/1.5	1,400 (-2%)	14mo	$97,500	$70	60
2421 SW C Ave	0.55mi	4/2.0	1,400 (-2%)	15mo	$65,000	$46	58
2501 SW Latham Ave	0.43mi	3/2.0 (-1)	1,300 (-9%)	3mo	$74,000	$57	58
1214 SW 24th	0.50mi	3/2.0 (-1)	1,600 (+12%)	10mo	$75,000	$47	43
2606 SW D Ave	0.38mi	3/2.0 (-1)	1,248 (-12%)	23mo	$123,000	$99	37

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: 29.5%
• Equity multiple: 2.27×
• Total profit: $28,063
• Equity at exit: $11,779

10-year hold

• IRR: 38.1%
• Equity multiple: 4.92×
• Total profit: $86,613
• Equity at exit: $6,830

Cash invested: $22,120 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $592

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 54%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-19
   status Pending
2. 2026-03-27
   historical Active Under Contract
3. 2026-02-04
   listed $79,000 Active
4. 2026-01-19
   price $85,000
5. 2025-12-19
   status Active
6. 2025-11-03
   historical Active Under Contract
7. 2025-09-05
   status Active
8. 2025-08-21
   historical Active Under Contract
9. 2025-08-05
   listed $89,000 Active
10. 2025-06-06
    historical Active Under Contract
11. 2025-06-03
    listed $79,000 Active
12. 2024-09-04
    price $95,000
13. 2024-07-31
    listed $103,000 Active
14. 1999-06-01
    soldstatus $46,000
15. 1999-03-14
    soldstatus $16,000
16. 1998-04-29
    soldstatus $50,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $17,278
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$2,298
• Taxable income: $6,210
• Est. tax owed @ 24.0%: −$1,491
• After-tax cash flow: $5,608/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

+58.0% since first listed

16 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-03-27 Contingent — LBRMLS
• 2026-02-04 Listed $79,000 LBRMLS
• 2026-01-19 Price Changed $85,000 LBRMLS
• 2025-12-19 Relisted — LBRMLS
• 2025-11-03 Contingent — LBRMLS
• 2025-09-05 Relisted — LBRMLS
• 2025-08-21 Contingent — LBRMLS
• 2025-08-05 Listed $89,000 LBRMLS
• 2025-06-06 Contingent — LBRMLS
• 2025-06-03 Listed $79,000 LBRMLS
• 2024-09-04 Price Changed $95,000 LBRMLS
• 2024-07-31 Listed $103,000 LBRMLS
• 1999-06-01 Sold (Public Records) $46,000 Public Records
• 1999-03-14 Sold (Public Records) $16,000 Public Records
• 1998-04-29 Sold (Public Records) $50,000 Public Records

Property tax history

-15.6%/yr

Latest (2025): $73 · +0.0% YoY. Source: county tax records.