106 SW 18th St · Lawton, OK 73501

$68,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 90 Days on market

Built 1947 0.50 ac lot ↓ 19% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Welcome to 106 SW 18th Street in Lawton, Oklahoma—a beautifully remodeled home offering modern updates and move-in-ready convenience. This property has been thoughtfully renovated from top to bottom, making it an excellent option for homeowners or investors seeking a low-maintenance opportunity. Recent upgrades include brand new flooring throughout, a fully updated bathroom, new roof, new windows, and an energy-efficient mini-split system for heating and cooling. These improvements provide both comfort and peace of mind for years to come. The interior features a clean, refreshed layout with updated finishes and abundant natural light. The remodeled bathroom offers a modern feel, while

Key facts

• Updated finishes
• Updated bathroom
• New roof

Tags

• REMODELED HOME
• UPDATED BATHROOM
• NEW ROOF
• NEW WINDOWS
• UPDATED FINISHES
• ABUNDANT NATURAL LIGHT

Property features AI

Finance

• Other: Homestead eligible; Located in the College View addition; Directions: Head West on Gore Blvd to 18th Street. Turn left and head down past SW A Ave; house is on the left.
• Financial info: Loan qualifying available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-story; West-facing; Existing property
• Construction: Aluminum siding; Composition roof; Conventional foundation; Built and listed as existing
• Exterior features: Covered porch; Corner lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Four living areas; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $64k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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, 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); 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 (+1.7%/yr); 117 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 (-0.7%/yr); year-one equity from $470 of loan paydown is wiped out by about $482 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 (-0.7% appreciation + 1.7% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 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 1947 — 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: 1.59% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.84%
• DSCR: 2.24
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $44,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1801 SW B Ave	0.06mi	2/1.0	750 (-2%)	13mo	$20,000	$27	82
109 SW 18th St	0.04mi	2/1.0	700 (-9%)	13mo	$20,000	$29	73
1712 NW Columbia Ave	0.38mi	2/1.0	800 (+4%)	6mo	$67,000	$84	70
1904 NW Bell Ave	0.33mi	2/1.0	800 (+4%)	9mo	$55,000	$69	70
1814 NW Dearborn Ave	0.46mi	2/1.0	800 (+4%)	3mo	$65,000	$81	69
1810 NW Lake Ave	0.25mi	2/1.0	800 (+4%)	18mo	$45,250	$57	66
2323 SW A Ave	0.54mi	2/1.0	800 (+4%)	3mo	$25,000	$31	65
1412 NW Bell Ave	0.40mi	2/1.0	800 (+4%)	15mo	$69,900	$87	62
2114 NW Bell Ave	0.46mi	2/1.0	850 (+11%)	1mo	$49,215	$58	60
2417 SW D	0.68mi	2/1.0	700 (-9%)	2mo	$25,000	$36	52
1310 NW Euclid	0.63mi	2/1.0	691 (-10%)	16mo	$46,500	$67	41
13 NW 26th St	0.75mi	2/1.0	830 (+8%)	18mo	$47,500	$57	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.71% appreciation · 1.7% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 2.18×
• Total profit: $22,501
• Equity at exit: $17,368

10-year hold

• IRR: 29.6%
• Equity multiple: 3.98×
• Total profit: $56,649
• Equity at exit: $19,064

Cash invested: $19,040 (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 73501

• Home prices YoY: -0.4%
• Rents YoY: 1.7%
• Active inventory: 117
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$26 /mo · $312/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $442

Break-even live

Break-even rent $520

Max offer price $68,000

Occupancy floor 54%

Sensitivity live

Price	-10% $480	-5% $461	+0% $442	+5% $423	+10% $403
Rent	-10% $357	-5% $399	+0% $442	+5% $484	+10% $527
Rate	-1.0pp $476	-0.5pp $459	base $442	+0.5pp $424	+1.0pp $406

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $68,000 Active 90 DOM
2. 2026-06-18
   days on market $68,000 Active 89 DOM
3. 2026-06-17
   days on market $68,000 Active 88 DOM
4. 2026-06-16
   days on market $68,000 Active 87 DOM
5. 2026-06-15
   days on market $68,000 Active 86 DOM
6. 2026-06-14
   days on market $68,000 Active 84 DOM
7. 2026-06-13
   days on market $68,000 Active 83 DOM
8. 2026-06-10
   days on market $68,000 Active 81 DOM
9. 2026-06-09
   days on market $68,000 Active 80 DOM
10. 2026-06-08
    pricedays on market $68,000 Active 79 DOM
11. 2026-06-07
    days on market $69,000 Active 78 DOM
12. 2026-06-05
    days on market $69,000 Active 75 DOM
13. 2026-06-03
    days on market $69,000 Active 74 DOM
14. 2026-06-02
    days on market $69,000 Active 73 DOM
15. 2026-06-01
    days on market $69,000 Active 72 DOM
16. 2026-05-31
    days on market $69,000 Active 71 DOM
17. 2026-05-30
    days on market $69,000 Active 70 DOM
18. 2026-05-20
    price $69,000
19. 2026-04-23
    price $70,000
20. 2026-04-18
    price $73,999
21. 2026-04-15
    price $75,999
22. 2026-04-07
    price $79,000
23. 2026-03-21
    listed $80,000 Active
24. 2026-01-31
    historical
25. 2025-12-17
    price $78,500
26. 2025-12-01
    price $79,500
27. 2025-11-10
    price $80,000
28. 2025-11-03
    price $83,400
29. 2025-10-10
    price $83,900
30. 2025-10-05
    price $84,000
31. 2025-09-27
    listed $85,000 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: $312 · $26/mo
• Projected year-2 tax: $612 · $51/mo
• Expected delta: +$300/yr (+$25/mo · 96.2%)

ⓘ 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 ≥109°F today · 18 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: $12,953
• − Mortgage interest: −$3,809
• − Property taxes: −$312
• − Insurance: −$340
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$1,978
• Taxable income: $4,441
• Est. tax owed @ 24.0%: −$1,066
• After-tax cash flow: $4,236/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): 20,397
• Household income: $49,741
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 742.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 45% Black 20% Two or more races 18% Hispanic / Latino 14% Native American 7% Asian 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 8% Tagalog/Filipino 1% German/W. Germanic 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: ▼ -0.71%
• Current HPI: 172.4877
• Rent YoY: ▲ 1.70%
• 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

-18.8% since first listed

14 events — show timeline

• 2026-05-20 Price Changed $69,000 MLSOK
• 2026-04-23 Price Changed $70,000 MLSOK
• 2026-04-18 Price Changed $73,999 MLSOK
• 2026-04-15 Price Changed $75,999 MLSOK
• 2026-04-07 Price Changed $79,000 MLSOK
• 2026-03-21 Listed $80,000 MLSOK
• 2026-01-31 Listing Removed — MLSOK
• 2025-12-17 Price Changed $78,500 MLSOK
• 2025-12-01 Price Changed $79,500 MLSOK
• 2025-11-10 Price Changed $80,000 MLSOK
• 2025-11-03 Price Changed $83,400 MLSOK
• 2025-10-10 Price Changed $83,900 MLSOK
• 2025-10-05 Price Changed $84,000 MLSOK
• 2025-09-27 Listed $85,000 MLSOK

Property tax history

-2.0%/yr

Latest (2025): $312 · +4.7% YoY. Source: county tax records.