1108 NW 31st St · Lawton, OK 73505

$64,900

3 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 128 Days on market

Built 1959 ↓ 28% since listing

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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 +7.5/15.0
• 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

This property is eligible under Freddie Mac "First Look" initiative through Oct. 30, 2025. Replaced Slant Back Vents on roof, and rain cap on roof.

Key facts

• Garage
• Built 1959
• Listed 128 days

Property features AI

Exterior

• Parking: Driveway; 1 covered parking space; 1 garage space (detached or attached not specified); Open parking available (total 1 parking space)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One level; Brick veneer construction
• Construction: Brick veneer construction; Crawl space foundation
• Exterior features: Covered patio; Porch; Partial wood fencing; Corner lot; Paved, public maintained city street frontage; Lot dimensions approximately 85 x 35 x 27 x 36 x 120 x 54; R-1 Single Family zoning

Interior

• Kitchen: Cooktop; Oven; Microwave; Dishwasher
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Breakfast bar; Window coverings
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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: Edison Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 476 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); 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 $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1959 — 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: 1.95% ✓
• Cap rate: 16.61%
• Cash-on-cash: 36.83%
• DSCR: 2.64
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $143,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3201 NW Ferris Ave	0.30mi	3/2.0	1,300 (-4%)	2mo	$150,000	$115	73
1615 NW 25th St	0.39mi	3/1.0	1,300 (-4%)	4mo	$90,000	$69	72
1635 NW 26th St	0.48mi	3/1.0	1,300 (-4%)	4mo	$68,272	$53	67
1415 NW 23rd St	0.42mi	4/1.5 (+1)	1,300 (-4%)	2mo	$41,500	$32	65
809 NW 33rd St	0.23mi	3/2.0	1,200 (-12%)	2mo	$140,000	$117	65
3140 NW Kinyon Ave	0.22mi	3/2.0	1,200 (-12%)	3mo	$129,900	$108	64
3128 NW Kinyon	0.14mi	2/1.0 (-1)	1,200 (-12%)	8mo	$112,500	$94	63
2312 NW Cheyenne Ave	0.54mi	3/2.0	1,400 (+3%)	4mo	$95,000	$68	62
1625 NW 27th St	0.40mi	3/1.5	1,200 (-12%)	9mo	$125,000	$104	53
1612 NW 26th	0.31mi	4/2.5 (+1)	1,500 (+11%)	9mo	$159,000	$106	50
1914 NW Cherry Ave	0.71mi	3/2.0	1,300 (-4%)	8mo	$140,250	$108	49
3801 NW Meadowbrook Dr	0.62mi	3/2.0	1,200 (-12%)	8mo	$140,000	$117	41

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: 35.1%
• Equity multiple: 2.53×
• Total profit: $27,800
• Equity at exit: $9,677

10-year hold

• IRR: 43.0%
• Equity multiple: 5.51×
• Total profit: $81,919
• Equity at exit: $5,611

Cash invested: $18,172 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$73 /mo · $876/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $558

Break-even live

Break-even rent $557

Max offer price $64,900

Occupancy floor 51%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-10
   status $64,900 Pending 128 DOM
2. 2026-06-09
   days on market $64,900 Active 128 DOM
3. 2026-06-08
   days on market $64,900 Active 127 DOM
4. 2026-06-07
   days on market $64,900 Active 126 DOM
5. 2026-06-05
   days on market $64,900 Active 123 DOM
6. 2026-06-03
   days on market $64,900 Active 151 DOM
7. 2026-06-02
   days on market $64,900 Active 150 DOM
8. 2026-06-01
   days on market $64,900 Active 149 DOM
9. 2026-05-31
   days on market $64,900 Active 148 DOM
10. 2026-05-30
    days on market $64,900 Active 147 DOM
11. 2026-05-06
    status Active
12. 2026-04-03
    status Active
13. 2026-04-03
    price $64,900
14. 2026-02-03
    historical Active Under Contract
15. 2026-01-02
    status Active
16. 2025-12-17
    price $69,900
17. 2025-11-14
    price $74,900
18. 2025-09-30
    listed $89,900 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: $876 · $73/mo
• Projected year-2 tax: $876 · $73/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 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: $15,162
• − Mortgage interest: −$3,635
• − Property taxes: −$876
• − Insurance: −$324
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$1,888
• Taxable income: $6,012
• Est. tax owed @ 24.0%: −$1,443
• After-tax cash flow: $5,250/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

-27.8% since first listed

8 events — show timeline

• 2026-05-06 Relisted — LBRMLS
• 2026-04-03 Relisted — LBRMLS
• 2026-04-03 Price Changed $64,900 LBRMLS
• 2026-02-03 Contingent — LBRMLS
• 2026-01-02 Relisted — LBRMLS
• 2025-12-17 Price Changed $69,900 LBRMLS
• 2025-11-14 Price Changed $74,900 LBRMLS
• 2025-09-30 Listed $89,900 LBRMLS

Property tax history

+5.7%/yr

Latest (2025): $876 · +4.7% YoY. Source: county tax records.