1183 NW Ozmun Ave · Lawton, OK 73507

$85,000

2 bd · 1.0 ba · 1,454 sqft · SingleFamily public records · 116 Days on market

Built 1952 7,086 sqft lot Est $112k · 24% under

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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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• 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

Duplex in Lawton, Oklahoma. This duplex presents a fantastic opportunity for investors. Each unit features two bedrooms and one bathroom, a spacious living room with a ceiling fan, and vinyl flooring throughout! A generously sized kitchen with an eat-in area, plus a separate utility room. Includes a fenced backyard, offering a private outdoor space. While the property could benefit from some TLC to bring it up to its full potential, remodeling happened a few years back, the bones are solid, and the opportunity is there. Enjoy a prime location just minutes from Fort Sill and I-44, with easy access to shopping and dining. This duplex presents a great chance to add to your real estate portfol

Key facts

• Fenced backyard
• Spacious living room
• Built 1952

Tags

• FENCED BACKYARD
• SPACIOUS LIVING ROOM
• GENEROUSLY SIZED KITCHEN
• PRIVATE OUTDOOR SPACE
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Exterior

• Parking: Driveway parking
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces south; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Enclosed porch; Porch; Concrete driveway; Full chain-link fencing

Interior

• Kitchen: Eat-in kitchen; Oven; Range; Stove; Refrigerator
• Bedrooms: Two first-floor bedrooms (no attached baths)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit(s) for cooling
• Interior features: Ceiling fan(s); Laminate counters; Electric range connection; Other interior features noted
• Laundry & utility: Utility room (inside, separate, first floor); Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $263 ($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: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 116 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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: 1.27% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.27%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $111,958
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1231 NW Logan Ave	0.19mi	3/1.5 (+1)	1,400 (-4%)	9mo	$55,000	$39	71
2708 NW 17th St	0.40mi	3/1.0 (+1)	1,500 (+3%)	13mo	$96,000	$64	60
2914 NW Prentice Ave	0.31mi	3/1.0 (+1)	1,344 (-8%)	11mo	$59,000	$44	59
918 NW Runyon	0.32mi	2/2.0	1,514 (+4%)	20mo	$134,900	$89	57
1219 NW Logan Ave	0.20mi	3/1.0 (+1)	1,300 (-11%)	20mo	$57,500	$44	51
1421 NW Logan Ave	0.25mi	3/2.0 (+1)	1,300 (-11%)	14mo	$99,999	$77	50
830 NW Hilltop Dr	0.54mi	3/2.0 (+1)	1,600 (+10%)	3mo	$209,000	$131	46
1412 NW Bessie Ave	0.34mi	3/1.5 (+1)	1,300 (-11%)	18mo	$75,000	$58	45
826 NW Hilltop Dr	0.57mi	3/2.0 (+1)	1,600 (+10%)	4mo	$225,000	$141	44
832 NW Hilltop Dr	0.53mi	3/2.0 (+1)	1,600 (+10%)	8mo	$220,000	$138	43
1602 NW Taft Ave	0.63mi	3/1.0 (+1)	1,300 (-11%)	7mo	$40,000	$31	42
824 NW Hilltop Dr	0.58mi	3/2.0 (+1)	1,634 (+12%)	9mo	$230,000	$141	36

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $111
• Equity at exit: $12,674

10-year hold

• IRR: 6.7%
• Equity multiple: 1.44×
• Total profit: $10,494
• 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: 6.6×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $263

Break-even live

Break-even rent $743

Max offer price $85,000

Occupancy floor 71%

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 33 events

1. 2026-06-19
   days on market $85,000 Active 116 DOM
2. 2026-06-18
   days on market $85,000 Active 115 DOM
3. 2026-06-17
   days on market $85,000 Active 114 DOM
4. 2026-06-16
   days on market $85,000 Active 113 DOM
5. 2026-06-15
   days on market $85,000 Active 112 DOM
6. 2026-06-14
   days on market $85,000 Active 110 DOM
7. 2026-06-13
   days on market $85,000 Active 109 DOM
8. 2026-06-10
   days on market $85,000 Active 107 DOM
9. 2026-06-09
   days on market $85,000 Active 106 DOM
10. 2026-06-08
    days on market $85,000 Active 105 DOM
11. 2026-06-07
    days on market $85,000 Active 104 DOM
12. 2026-06-05
    days on market $85,000 Active 101 DOM
13. 2026-06-03
    days on market $85,000 Active 100 DOM
14. 2026-06-02
    days on market $85,000 Active 99 DOM
15. 2026-06-01
    days on market $85,000 Active 98 DOM
16. 2026-05-31
    days on market $85,000 Active 97 DOM
17. 2026-05-30
    days on market $85,000 Active 96 DOM
18. 2026-05-18
    status Pending
19. 2026-03-24
    price $85,000
20. 2026-02-12
    listed $87,000 Active
21. 2026-01-31
    historical
22. 2025-09-23
    price $87,000
23. 2025-07-25
    listed $95,000 Active
24. 2025-03-10
    price $99,500
25. 2024-11-15
    status Active
26. 2024-05-08
    listed $108,000 Active
27. 2023-10-14
    historical $559
28. 2023-08-29
    listed $559
29. 2023-03-13
    soldstatus $90,000
30. 2023-03-10
    soldstatus $90,000
31. 2022-01-05
    listed $104,900
32. 2020-01-07
    soldstatus $15,000
33. 2003-07-15
    soldstatus $32,500

ⓘ 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: $1,271 · $106/mo
• Projected year-2 tax: $1,271 · $106/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $12,917
• − Mortgage interest: −$4,761
• − Property taxes: −$1,271
• − Insurance: −$425
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$2,473
• Taxable income: $1,920
• Est. tax owed @ 24.0%: −$461
• After-tax cash flow: $2,698/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

+161.5% since first listed

16 events — show timeline

• 2026-05-18 Pending — MLS Technology, Inc.
• 2026-03-24 Price Changed $85,000 MLS Technology, Inc.
• 2026-02-12 Listed $87,000 MLS Technology, Inc.
• 2026-01-31 Listing Removed — MLS Technology, Inc.
• 2025-09-23 Price Changed $87,000 MLS Technology, Inc.
• 2025-07-25 Listed $95,000 MLS Technology, Inc.
• 2025-03-10 Price Changed $99,500 LBRMLS
• 2024-11-15 Relisted — LBRMLS
• 2024-05-08 Listed $108,000 LBRMLS
• 2023-10-14 Rental Removed $559 HEROPM
• 2023-08-29 Listed for Rent $559 HEROPM
• 2023-03-13 Sold (Public Records) $90,000 Public Records
• 2023-03-10 Sold (MLS) $90,000 LBRMLS
• 2022-01-05 Listed $104,900 LBRMLS
• 2020-01-07 Sold (Public Records) $15,000 Public Records
• 2003-07-15 Sold (Public Records) $32,500 Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,271 · +4.6% YoY. Source: county tax records.