21 NW 29th St · Lawton, OK 73505

$114,000

3 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 66 Days on market

Built 1950 7,200 sqft lot Est $104k · 9% over

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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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.0/10.0
• Rent growth +3.8/5.0
• ARV discount +3.2/15.0
• 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 21 NW 29th Street, a charming 3 bedroom, 1 bathroom home located near Memorial Health System and Cameron University. This is a turnkey, income-producing investment property with a current tenant in lease until 10/31/26 paying $850.00/month. This home features new roof in July of 2024 as well as fresh interior paint, new kitchen sink, faucet and dishwasher, toilet and shower head all in 2024. Also included is a wood privacy fence, shed for extra storage space and covered back patio perfect for outdoor entertaining. Photos were taken prior to tenant moving in. Contact Tammy today at 580-585-0860 to schedule your personal tour!

Key facts

• New kitchen sink
• Covered back patio
• Fresh interior paint

Tags

• NEW ROOF
• FRESH INTERIOR PAINT
• NEW KITCHEN SINK
• WOOD PRIVACY FENCE
• SHED FOR EXTRA STORAGE
• COVERED BACK PATIO

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One story
• Construction: Stucco construction; Composition roof
• Exterior features: Covered patio; Deck; Patio; Wood fencing; Shed(s)

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Range hood; Gas water heater
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central electric air; Ceiling fan(s)
• Interior features: Window coverings; Updated/remodeled condition
• Laundry & utility: Washer hookup; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $107k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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); 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 $788 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 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 $52k; list at $114k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $107,160 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.10% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.82%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $104,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2704 NW Arlington	0.14mi	3/1.0	1,100 (-1%)	9mo	$129,900	$118	85
409 NW 30th St	0.28mi	2/1.0 (-1)	1,100 (-1%)	9mo	$70,000	$64	73
602 NW 31st St	0.36mi	3/2.0	1,100 (-1%)	8mo	$67,000	$61	71
2614 NW Bell Ave	0.21mi	3/1.5	1,000 (-10%)	2mo	$54,500	$55	70
2915 NW Euclid	0.36mi	3/1.0	1,000 (-10%)	0mo	$131,000	$131	67
3138 NW Kinyon Ave	0.73mi	2/1.0 (-1)	1,100 (-1%)	3mo	$70,000	$64	58
809 NW 33rd St	0.53mi	3/2.0	1,200 (+8%)	2mo	$140,000	$117	56
701 NW 22nd St	0.68mi	2/1.0 (-1)	1,000 (-10%)	1mo	$49,200	$49	46
2320 SW E Ave	0.63mi	3/1.0	1,000 (-10%)	10mo	$54,000	$54	46
3140 NW Kinyon Ave	0.73mi	3/2.0	1,200 (+8%)	3mo	$129,900	$108	46
3801 NW Meadowbrook Dr	0.67mi	3/2.0	1,200 (+8%)	8mo	$140,000	$117	44
3128 NW Kinyon	0.73mi	2/1.0 (-1)	1,200 (+8%)	8mo	$112,500	$94	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: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,589
• Equity at exit: $16,998

10-year hold

• IRR: 13.5%
• Equity multiple: 2.18×
• Total profit: $37,553
• Equity at exit: $9,857

Cash invested: $31,920 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $288

Break-even live

Break-even rent $889

Max offer price $114,000

Occupancy floor 72%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $114,000 Active 66 DOM
2. 2026-06-18
   days on market $114,000 Active 65 DOM
3. 2026-06-17
   days on market $114,000 Active 64 DOM
4. 2026-06-16
   days on market $114,000 Active 63 DOM
5. 2026-06-15
   days on market $114,000 Active 62 DOM
6. 2026-06-14
   days on market $114,000 Active 60 DOM
7. 2026-06-13
   days on market $114,000 Active 59 DOM
8. 2026-06-10
   days on market $114,000 Active 57 DOM
9. 2026-06-09
   days on market $114,000 Active 56 DOM
10. 2026-06-08
    days on market $114,000 Active 55 DOM
11. 2026-06-07
    days on market $114,000 Active 54 DOM
12. 2026-06-05
    days on market $114,000 Active 51 DOM
13. 2026-06-03
    days on market $114,000 Active 50 DOM
14. 2026-06-02
    days on market $114,000 Active 49 DOM
15. 2026-06-01
    days on market $114,000 Active 48 DOM
16. 2026-05-31
    days on market $114,000 Active 47 DOM
17. 2026-05-30
    days on market $114,000 Active 46 DOM
18. 2026-04-14
    listed $114,000 Active
19. 2024-10-18
    historical $825
20. 2024-10-10
    price $825
21. 2024-10-02
    listed $850
22. 2024-10-01
    price $94,900
23. 2024-09-11
    price $99,500
24. 2024-08-07
    listed $110,000 Active
25. 2020-12-07
    soldstatus $52,000
26. 2020-06-28
    listed $62,000
27. 2005-07-19
    soldstatus $67,500
28. 1993-05-14
    soldstatus $45,000

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$338/yr (+$28/mo · 49.1%)

ⓘ 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: $15,047
• − Mortgage interest: −$6,386
• − Property taxes: −$688
• − Insurance: −$570
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$3,316
• Taxable income: $1,679
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $3,052/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

+153.3% since first listed

11 events — show timeline

• 2026-04-14 Listed $114,000 LBRMLS
• 2024-10-18 Rental Removed $825 APPFOLIO
• 2024-10-10 Price Changed $825 APPFOLIO
• 2024-10-02 Listed for Rent $850 APPFOLIO
• 2024-10-01 Price Changed $94,900 LBRMLS
• 2024-09-11 Price Changed $99,500 LBRMLS
• 2024-08-07 Listed $110,000 LBRMLS
• 2020-12-07 Sold (MLS) $52,000 LBRMLS
• 2020-06-28 Listed $62,000 LBRMLS
• 2005-07-19 Sold (Public Records) $67,500 Public Records
• 1993-05-14 Sold (Public Records) $45,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $688 · +4.7% YoY. Source: county tax records.