1719 SW 12th St · Lawton, OK 73501

$99,500

3 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 25 Days on market

Built 1961 6,969 sqft lot Est $150k · 34% 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 +8.6/10.0
• 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 MLS

This home has been updated and is MOVE-IN Ready! Seller is willing to pay $2, 000 of buyers closing cost + home warranty! Scheduled to see today! Buyer to verify all information

Key facts

• New siding
• Two living areas
• New roof

Tags

• NEW WINDOWS
• NEW SIDING
• NEW GARAGE DOOR
• NEW ROOF
• TWO LIVING AREAS
• DEDICATED HOME OFFICE

Property features AI

Exterior

• Parking: 2 parking spaces (2 covered); 2-space carport; No garage
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One level; Updated/remodeled
• Construction: Vinyl siding; Composition roof; Crawl space foundation; Built recently (updated/remodeled)
• Exterior features: Covered porch; Storm door(s); Wood fencing; Shed(s)

Interior

• Kitchen: Cooktop; Refrigerator
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace heating; Central air; Ceiling fans; Electric cooling
• Interior features: Window coverings; Fireplace
• Laundry & utility: Washer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 6.0% 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: Lincoln Es (math 8% / reading 8%, grade F, #741 of 845 statewide, top 89%, 401 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 (+1.7%/yr); 120 active listings in the ZIP; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $688 of loan paydown is wiped out by about $705 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $85k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,007 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.03%
• DSCR: 1.80
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $150,480
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1701 SW 8th St	0.37mi	3/1.5	1,440 (-9%)	5mo	$60,000	$42	62
709 SW Jefferson Ave	0.47mi	4/2.0 (+1)	1,540 (-3%)	4mo	$146,000	$95	61
1507 SW 7th	0.46mi	3/2.0	1,600 (+1%)	17mo	$118,000	$74	59
5501 NW Alan A Dale Ln	0.62mi	3/2.0	1,600 (+1%)	15mo	$190,000	$119	52
913 SW 7th St	0.72mi	3/2.0	1,400 (-12%)	7mo	$110,000	$79	37
1301 SW New York Ave	0.30mi	4/4.0 (+1)	1,800 (+14%)	20mo	$308,000	$171	30
1815 SW Jefferson Ave	0.60mi	4/4.0 (+1)	1,800 (+14%)	13mo	$313,000	$174	22
602 SW Park Ave	0.72mi	2/2.0 (-1)	1,400 (-12%)	20mo	$29,000	$21	22
1212 SW Texas Ave	0.53mi	4/3.0 (+1)	1,783 (+13%)	24mo	$175,000	$98	21

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: 14.8%
• Equity multiple: 1.67×
• Total profit: $18,735
• Equity at exit: $25,414

10-year hold

• IRR: 19.3%
• Equity multiple: 2.91×
• Total profit: $53,124
• Equity at exit: $27,896

Cash invested: $27,860 (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: 120
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$89 /mo · $1,069/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $419

Break-even live

Break-even rent $826

Max offer price $99,500

Occupancy floor 64%

Sensitivity live

Price	-10% $475	-5% $447	+0% $419	+5% $391	+10% $362
Rent	-10% $312	-5% $365	+0% $419	+5% $472	+10% $526
Rate	-1.0pp $469	-0.5pp $444	base $419	+0.5pp $393	+1.0pp $367

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $99,500 Active 25 DOM
2. 2026-06-19
   days on market $99,500 Active 23 DOM
3. 2026-06-18
   days on market $99,500 Active 22 DOM
4. 2026-06-17
   days on market $99,500 Active 21 DOM
5. 2026-06-16
   days on market $99,500 Active 20 DOM
6. 2026-06-15
   days on market $99,500 Active 19 DOM
7. 2026-06-14
   days on market $99,500 Active 17 DOM
8. 2026-06-13
   days on market $99,500 Active 16 DOM
9. 2026-06-10
   days on market $99,500 Active 14 DOM
10. 2026-06-09
    days on market $99,500 Active 13 DOM
11. 2026-06-08
    days on market $99,500 Active 12 DOM
12. 2026-06-07
    days on market $99,500 Active 11 DOM
13. 2026-06-05
    days on market $99,500 Active 8 DOM
14. 2026-06-03
    days on market $99,500 Active 7 DOM
15. 2026-06-02
    days on market $99,500 Active 6 DOM
16. 2026-06-01
    days on market $99,500 Active 5 DOM
17. 2026-05-31
    days on market $99,500 Active 4 DOM
18. 2026-05-30
    days on market $99,500 Active 3 DOM
19. 2026-05-12
    listed $99,500 Active
20. 2025-10-01
    price $107,500
21. 2025-07-21
    listed $114,900 Active
22. 2022-12-19
    soldstatus $85,000
23. 2022-12-07
    soldstatus $85,000 Closed 177-char remark

    Show marketing remark (177 chars)

    This home has been updated and is MOVE-IN Ready! Seller is willing to pay $2, 000 of buyers closing cost + home warranty! Scheduled to see today! Buyer to verify all information

24. 2022-11-16
    status Pending 177-char remark

    Show marketing remark (177 chars)

    This home has been updated and is MOVE-IN Ready! Seller is willing to pay $2, 000 of buyers closing cost + home warranty! Scheduled to see today! Buyer to verify all information

25. 2022-10-27
    price $77,000 177-char remark

    Show marketing remark (177 chars)

    This home has been updated and is MOVE-IN Ready! Seller is willing to pay $2, 000 of buyers closing cost + home warranty! Scheduled to see today! Buyer to verify all information

26. 2022-10-15
    price $85,000 177-char remark

    Show marketing remark (177 chars)

    This home has been updated and is MOVE-IN Ready! Seller is willing to pay $2, 000 of buyers closing cost + home warranty! Scheduled to see today! Buyer to verify all information

27. 2022-10-06
    listed $112,000 Active 177-char remark

    Show marketing remark (177 chars)

    This home has been updated and is MOVE-IN Ready! Seller is willing to pay $2, 000 of buyers closing cost + home warranty! Scheduled to see today! Buyer to verify all information

28. 2021-12-29
    soldstatus $26,500 Sold
29. 2021-11-19
    status Pending
30. 2021-11-10
    listed $26,500 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: $1,069 · $89/mo
• Projected year-2 tax: $1,069 · $89/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 7/10 Severe
• 🌡 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: $16,269
• − Mortgage interest: −$5,574
• − Property taxes: −$1,069
• − Insurance: −$498
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$2,895
• Taxable income: $3,631
• Est. tax owed @ 24.0%: −$871
• After-tax cash flow: $4,153/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

+275.5% since first listed

12 events — show timeline

• 2026-05-12 Listed $99,500 LBRMLS
• 2025-10-01 Price Changed $107,500 LBRMLS
• 2025-07-21 Listed $114,900 LBRMLS
• 2022-12-19 Sold (Public Records) $85,000 Public Records
• 2022-12-07 Sold (MLS) $85,000 MLSOK
• 2022-11-16 Pending — MLSOK
• 2022-10-27 Price Changed $77,000 MLSOK
• 2022-10-15 Price Changed $85,000 MLSOK
• 2022-10-06 Listed $112,000 MLSOK
• 2021-12-29 Sold (MLS) $26,500 MLSOK
• 2021-11-19 Pending — MLSOK
• 2021-11-10 Listed $26,500 MLSOK

Property tax history

+10.6%/yr

Latest (2025): $1,069 · +4.7% YoY. Source: county tax records.