3 NW 56th St · Lawton, OK 73505

$180,000

2 bd · 2.0 ba · 1,598 sqft · SingleFamily public records · 24 Days on market

Built 1963 8,712 sqft lot Est $174k · at est.

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +6.0/15.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +2.0/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to your charming 4 bedroom cottage in the west side of Lawton near Target shopping center and Eisenhower High School. The driveway of this home has plenty of spaces for your guest to park when you have a cook out. There is a large living room and dinning area for entertaining and the kitchen is spacious with plenty of counter space to bake cookies or prep supper. Bring your groceries directly in from the garage with the easy location of the 2 car garage complete with space for a work shop. There is also a new 8x10 shed in the backyard for additional tool storage. The private backyard has mature trees and flowers as well as a privacy fence and space for your family pet to run. D

Key facts

• New 8x10 shed
• Private backyard
• Spacious kitchen

Tags

• LARGE LIVING ROOM
• DINING AREA
• SPACIOUS KITCHEN
• 2 CAR GARAGE
• NEW 8X10 SHED
• PRIVATE BACKYARD

Property features AI

Exterior

• Parking: Detached garage with 2 covered spaces; 2 total parking spaces; Garage faces side; Garage door opener; Driveway; Has open parking
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Updated/remodeled; One and one-half stories; Brick veneer construction
• Construction: Composition roof; Slab foundation; Built with brick veneer
• Exterior features: Covered patio and porch; Porch; Wood fencing; Shed(s)

Interior

• Kitchen: Cooktop; Oven; Double oven; Range hood; Dishwasher; Disposal; Refrigerator; Ice maker; Gas water heater
• Flooring: Ceramic tile; Vinyl; Carpet; Hardwood
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling
• Interior features: Breakfast bar; Window coverings
• Laundry & utility: Washer hookup; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (36.3% below list).
• Recommended offer: $115k (36.3% below list) — sets the bar for 1% rule.

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); Eisenhower Ms (math 20% / reading 30%, grade F, #90 of 345 statewide, top 27%, 1,035 students, 0% FRL); Eisenhower Hs (math 19% / reading 29%, grade F, #215 of 447 statewide, top 48%, 1,350 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 $1k of loan paydown is wiped out by about $5k 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 24 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $114,706 (36.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.64% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.34%
• DSCR: 0.81
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $174,182
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 NW 57th St	0.06mi	3/2.0 (+1)	1,600 (+0%)	4mo	$154,500	$97	89
14 NW 56th St	0.07mi	3/2.0 (+1)	1,400 (-12%)	1mo	$160,000	$114	70
1 NW 60th	0.23mi	3/2.0 (+1)	1,700 (+6%)	8mo	$197,500	$116	67
325 NW 63rd St	0.53mi	3/2.0 (+1)	1,580 (-1%)	8mo	$165,000	$104	62
308 SW 52nd	0.37mi	3/2.0 (+1)	1,450 (-9%)	8mo	$133,500	$92	56
340 N 62nd St	0.55mi	3/3.0 (+1)	1,500 (-6%)	2mo	$70,000	$47	53
805 NW 52nd St	0.65mi	3/2.0 (+1)	1,491 (-7%)	1mo	$190,000	$127	53
4627 SW Atom Ave	0.44mi	3/2.0 (+1)	1,400 (-12%)	1mo	$152,500	$109	53
5104 NW Elm Ave	0.73mi	3/2.0 (+1)	1,494 (-6%)	1mo	$135,000	$90	49
5212 NW Liberty Ave	0.74mi	3/1.5 (+1)	1,500 (-6%)	4mo	$157,500	$105	45
5106 NW Elm Ave	0.72mi	3/2.0 (+1)	1,800 (+13%)	0mo	$209,000	$116	40
808 NW 50th St	0.73mi	3/2.0 (+1)	1,800 (+13%)	4mo	$208,000	$116	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 · 5.14% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.24×
• Total profit: $-38,337
• Equity at exit: $26,839

10-year hold

• IRR: -11.7%
• Equity multiple: 0.25×
• Total profit: $-37,841
• Equity at exit: $15,563

Cash invested: $50,400 (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 73505

• Rents YoY: 5.1%
• Active inventory: 398
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$70 /mo · $835/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-182

Break-even live

Break-even rent $1,378

Max offer price $147,788

Occupancy floor —

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-19
   status Pending
2. 2026-05-04
   historical Active Under Contract
3. 2026-04-22
   listed $180,000 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: $835 · $70/mo
• Projected year-2 tax: $1,620 · $135/mo
• Expected delta: +$785/yr (+$65/mo · 94.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $13,765
• − Mortgage interest: −$10,083
• − Property taxes: −$835
• − Insurance: −$900
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$5,236
• Taxable loss: −$5,492
• Est. tax savings @ 24.0%: +$1,318
• After-tax cash flow: $-870/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

3 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-05-04 Contingent — LBRMLS
• 2026-04-22 Listed $180,000 LBRMLS

Property tax history

+1.8%/yr

Latest (2025): $835 · -0.4% YoY. Source: county tax records.