305 NW 16th St · Lawton, OK 73507

$85,000

1 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 48 Days on market

Built 1937 2,265 sqft lot Est $89k · at est.

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Why this score? — see what drove the C+ 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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +9.4/15.0
• 1% rule +6.8/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible investment opportunity in this redone duplex. Great location-centrally located, each unit has been remodeled and is ready for occupants. Each unit has all new paint, new wood laminate flooring, new thermopane windows, new doors, new cabinets, counters and fixtures. The duplex has a newly rebuilt porch railing, new siding and new exterior paint. A similar unit 2 blocks away brings in $800/month in rent. Both unit will have new central heat and air units upon an accepted contract before closing. This is an opportunity you don't want to pass up. The ROI on this unit is very good and since it's been all redone, there shouldn't be many major repairs for several years.

Key facts

• 2,265 sq ft lot
• Built 1937
• Listed 48 days

Property features AI

Finance

• Other: Property listed as residential income (duplex)

Exterior

• Utilities: Public sewer
• Home design: Duplex (residential income); One story; Slab foundation; City street frontage; Publicly maintained road
• Construction: Slab foundation; Composition roof
• Exterior features: Composition roof

Interior

• Kitchen: Refrigerator; Oven
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Electric cooling; Ceiling fan(s)
• Interior features: Ceiling fan(s)
• Laundry & utility: No laundry in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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, schools D-, crime 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.
• Market conditions: Rents flat; 208 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 $588 of loan paydown is wiped out by about $3k 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 48 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $40k; list at $85k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $88,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1605 NW Columbia Ave	0.07mi	2/1.0 (+1)	1,100 (-4%)	1mo	$73,800	$67	84
1603 NW Columbia Ave	0.07mi	2/1.0 (+1)	1,200 (+4%)	8mo	$35,000	$29	79
732 NW 16th St	0.46mi	2/1.0 (+1)	1,200 (+4%)	3mo	$99,000	$83	64
1004 NW Columbia Ave	0.50mi	2/1.0 (+1)	1,200 (+4%)	6mo	$135,000	$113	60
909 NW Bell Ave	0.57mi	2/1.0 (+1)	1,100 (-4%)	3mo	$77,000	$70	58
1708 NW Bell Ave	0.11mi	2/1.0 (+1)	1,000 (-13%)	14mo	$75,900	$76	56
703 NW 13th St	0.39mi	2/1.0 (+1)	1,000 (-13%)	9mo	$96,900	$97	47
701 NW 22nd St	0.55mi	2/1.0 (+1)	1,000 (-13%)	1mo	$49,200	$49	47
1202 NW Oak Ave	0.68mi	2/1.0 (+1)	1,056 (-8%)	7mo	$117,700	$111	43
1607 SW B Ave	0.40mi	2/2.0 (+1)	1,000 (-13%)	9mo	$47,000	$47	43
1206 NW Oak Ave	0.68mi	2/1.0 (+1)	1,000 (-13%)	7mo	$77,000	$77	36
1122 NW Oak Ave	0.74mi	2/1.0 (+1)	1,000 (-13%)	6mo	$79,000	$79	33

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 · 0.25% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $710
• Equity at exit: $12,674

10-year hold

• IRR: 7.7%
• Equity multiple: 1.51×
• Total profit: $12,196
• Equity at exit: $7,349

Cash invested: $23,800 (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 73507

• Home prices YoY: -23.2%
• Rents YoY: 0.2%
• Active inventory: 208
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $270

Break-even live

Break-even rent $659

Max offer price $85,000

Occupancy floor 68%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-19
   status Pending
2. 2026-04-01
   historical Active Under Contract
3. 2026-03-28
   listed $85,000 Active
4. 2021-04-12
   soldstatus $39,500
5. 2021-04-08
   soldstatus $39,500 682-char remark

   Show marketing remark (682 chars)

   Incredible investment opportunity in this redone duplex. Great location-centrally located, each unit has been remodeled and is ready for occupants. Each unit has all new paint, new wood laminate flooring, new thermopane windows, new doors, new cabinets, counters and fixtures. The duplex has a newly rebuilt porch railing, new siding and new exterior paint. A similar unit 2 blocks away brings in $800/month in rent. Both unit will have new central heat and air units upon an accepted contract before closing. This is an opportunity you don't want to pass up. The ROI on this unit is very good and since it's been all redone, there shouldn't be many major repairs for several years.

6. 2020-09-14
   listed $48,400 682-char remark

   Show marketing remark (682 chars)

   Incredible investment opportunity in this redone duplex. Great location-centrally located, each unit has been remodeled and is ready for occupants. Each unit has all new paint, new wood laminate flooring, new thermopane windows, new doors, new cabinets, counters and fixtures. The duplex has a newly rebuilt porch railing, new siding and new exterior paint. A similar unit 2 blocks away brings in $800/month in rent. Both unit will have new central heat and air units upon an accepted contract before closing. This is an opportunity you don't want to pass up. The ROI on this unit is very good and since it's been all redone, there shouldn't be many major repairs for several years.

7. 2007-08-21
   soldstatus $8,000

ⓘ 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: $477 · $40/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$288/yr (+$24/mo · 60.4%)

ⓘ 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 1/10 Low
• 🌡 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: $12,016
• − Mortgage interest: −$4,761
• − Property taxes: −$477
• − Insurance: −$425
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$2,473
• Taxable income: $1,958
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $2,772/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): 21,046
• Household income: $62,132
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 979.0

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 0.65)
• Race & ethnicity: White 56% Hispanic / Latino 14% Two or more races 13% Black 13% Native American 7% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -38.48%
• Current HPI: 127.057
• Rent YoY: ▲ 0.25%
• 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

+962.5% since first listed

7 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-04-01 Contingent — LBRMLS
• 2026-03-28 Listed $85,000 LBRMLS
• 2021-04-12 Sold (Public Records) $39,500 Public Records
• 2021-04-08 Sold (MLS) $39,500 LBRMLS
• 2020-09-14 Listed $48,400 LBRMLS
• 2007-08-21 Sold (Public Records) $8,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $477 · +4.6% YoY. Source: county tax records.