1404 NW Dearborn Ave · Lawton, OK 73507

$105,000

4 bd · 2.0 ba · 2,112 sqft · SingleFamily public records · 48 Days on market

Built 1954 5,009 sqft lot Est $192k · 45% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Are you looking for a way to make additional income? This 4 unit property is just the place to start. Be your own property manager. With a few repairs you could be collecting a nice income on a monthly basis. Call Nita Rodriguez @ Remax Professionals [phone] to view and get additional information.

Key facts

• 5,009 sq ft lot
• Built 1954
• Listed 48 days

Property features AI

Exterior

• Utilities: Natural gas available; Public sewer
• Home design: Residential income property; Triplex/FourPlex; Two levels; Entry on slab foundation; Lot approximately 0.115 acres
• Construction: Slab foundation; Composition roof
• Exterior features: Composition roof; Public-maintained road access; City street frontage

Interior

• Kitchen: Oven
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Zoned heating; Zoned cooling; Wall unit cooling
• Interior features: Oven; Vinyl floors
• Laundry & utility: No laundry on site

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 $726 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 + 0.2% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $38k; list at $105k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $101,850 (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 1954 — 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: 1.28% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.45%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $192,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 NW Columbia Ave	0.42mi	3/2.0 (-1)	2,100 (-1%)	2mo	$115,000	$55	73
909 NW Columbia Ave	0.42mi	4/2.0	2,000 (-5%)	7mo	$144,500	$72	65
1516 NW Lake Ave	0.25mi	4/2.0	1,800 (-15%)	4mo	$225,000	$125	60
1318 NW Cherry Ave	0.28mi	3/2.0 (-1)	1,900 (-10%)	7mo	$172,500	$91	59
1117 NW Elm Ave	0.51mi	3/3.0 (-1)	2,200 (+4%)	3mo	$189,900	$86	58
112 Elm Ave	0.61mi	4/2.0	1,929 (-9%)	1mo	$289,900	$150	56
805 NW Parkview Blvd	0.35mi	3/2.0 (-1)	1,900 (-10%)	8mo	$182,000	$96	55
301 NW Morford Dr	0.54mi	3/2.0 (-1)	1,900 (-10%)	3mo	$162,000	$85	51
1118 NW Elm Ave	0.48mi	4/2.0	1,800 (-15%)	4mo	$85,000	$47	50
768 NW 16th St	0.62mi	3/3.0 (-1)	1,925 (-9%)	6mo	$223,100	$116	42
1910 NW Dearborne Ave	0.46mi	3/2.0 (-1)	1,822 (-14%)	11mo	$167,000	$92	42
1724 NW Cherry Ave	0.46mi	3/1.0 (-1)	1,800 (-15%)	10mo	$143,000	$79	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: 5.9%
• Equity multiple: 1.22×
• Total profit: $6,559
• Equity at exit: $15,656

10-year hold

• IRR: 12.9%
• Equity multiple: 1.90×
• Total profit: $26,570
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $428

Break-even live

Break-even rent $803

Max offer price $105,000

Occupancy floor 63%

Sensitivity live

Price	-10% $487	-5% $457	+0% $428	+5% $398	+10% $368
Rent	-10% $321	-5% $374	+0% $428	+5% $481	+10% $534
Rate	-1.0pp $480	-0.5pp $454	base $428	+0.5pp $400	+1.0pp $373

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-19
   status Pending
2. 2026-04-01
   historical Active Under Contract
3. 2026-03-28
   listed $105,000 Active
4. 2018-09-04
   soldstatus $37,500
5. 2018-08-31
   soldstatus $37,500 305-char remark

   Show marketing remark (305 chars)

   Are you looking for a way to make additional income? This 4 unit property is just the place to start. Be your own property manager. With a few repairs you could be collecting a nice income on a monthly basis. Call Nita Rodriguez @ Remax Professionals [phone] to view and get additional information.

6. 2018-03-26
   listed $45,000 305-char remark

   Show marketing remark (305 chars)

   Are you looking for a way to make additional income? This 4 unit property is just the place to start. Be your own property manager. With a few repairs you could be collecting a nice income on a monthly basis. Call Nita Rodriguez @ Remax Professionals [phone] to view and get additional information.

7. 2005-07-20
   soldstatus $55,000
8. 2001-08-14
   soldstatus $40,000

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$466/yr (+$39/mo · 97.3%)

ⓘ 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 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: $16,129
• − Mortgage interest: −$5,882
• − Property taxes: −$479
• − Insurance: −$525
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$3,055
• Taxable income: $3,608
• Est. tax owed @ 24.0%: −$866
• After-tax cash flow: $4,264/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

+162.5% since first listed

8 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-04-01 Contingent — LBRMLS
• 2026-03-28 Listed $105,000 LBRMLS
• 2018-09-04 Sold (Public Records) $37,500 Public Records
• 2018-08-31 Sold (MLS) $37,500 LBRMLS
• 2018-03-26 Listed $45,000 LBRMLS
• 2005-07-20 Sold (Public Records) $55,000 Public Records
• 2001-08-14 Sold (Public Records) $40,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $479 · +4.8% YoY. Source: county tax records.