903 SW Garfield Ave · Lawton, OK 73501

$100,000

3 bd · 1.0 ba · 1,210 sqft · SingleFamily public records · 15 Days on market

Built 1941 4,996 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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 MLS

Very cute 3 bedroom home that is move in ready. The kitchen has been completely remodeled to include stainless steel appliances and plenty of cabinet storage. The floors are vinyl with carpet less than a year old. Outside the yard is fenced from front to back with a gate connecting the two along with a nice carport. There are also two nice size storage areas with a storm cellar. Contact Tiphanie Murphy to view @ 580-512-2135

Key facts

• 4,996 sq ft lot
• Built 1941
• Listed 15 days

Property features AI

Finance

• Other: Located in the McClung addition; Assessor-reported living area: 1,210
• Financial info: Assumable financing available; Buyer may qualify for loan
• HOA & community: No mandatory association dues

Exterior

• Home design: Split-level single family residence; Residential property; Existing property
• Construction: Frame construction; Composition roof (replaced/updated 2024); Combination foundation
• Exterior features: Covered porch; Interior lot; Below-ground outdoor storm shelter

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace

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 $417 ($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 6.1% 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: Lincoln Es (math 8% / reading 8%, grade F, #741 of 845 statewide, top 89%, 401 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 $691 of loan paydown is wiped out by about $709 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 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $86k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — 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: 11.29%
• Cash-on-cash: 17.85%
• DSCR: 1.79
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $56,870
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 SW Garfield Ave	0.00mi	3/1.0	1,210 (0%)	1mo	$100,000	$83	99
909 SW Garfield Ave	0.03mi	2/1.0 (-1)	1,200 (-1%)	12mo	$41,000	$34	82
709 SW Garfield Ave	0.16mi	3/1.0	1,100 (-9%)	2mo	$19,000	$17	75
715 SW Roosevelt Ave	0.19mi	2/1.0 (-1)	1,200 (-1%)	23mo	$27,000	$23	65
917 SW 5th St	0.60mi	3/1.0	1,200 (-1%)	13mo	$56,900	$47	60
1205 SW Oklahoma Ave	0.69mi	4/1.5 (+1)	1,200 (-1%)	2mo	$113,500	$95	58
1216 SW Pennsylvania	0.46mi	3/2.0	1,100 (-9%)	8mo	$25,000	$23	53
1312 SW New York Ave	0.54mi	3/1.0	1,270 (+5%)	24mo	$479,000	$377	47

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: 14.6%
• Equity multiple: 1.66×
• Total profit: $18,569
• Equity at exit: $25,542

10-year hold

• IRR: 19.1%
• Equity multiple: 2.89×
• Total profit: $52,850
• Equity at exit: $28,036

Cash invested: $28,000 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $417

Break-even live

Break-even rent $829

Max offer price $100,000

Occupancy floor 64%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-16
   status Pending
2. 2026-04-01
   listed $100,000 Active
3. 2023-06-30
   soldstatus $86,000 428-char remark

   Show marketing remark (428 chars)

   Very cute 3 bedroom home that is move in ready. The kitchen has been completely remodeled to include stainless steel appliances and plenty of cabinet storage. The floors are vinyl with carpet less than a year old. Outside the yard is fenced from front to back with a gate connecting the two along with a nice carport. There are also two nice size storage areas with a storm cellar. Contact Tiphanie Murphy to view @ 580-512-2135

4. 2023-05-03
   listed $85,000 428-char remark

   Show marketing remark (428 chars)

   Very cute 3 bedroom home that is move in ready. The kitchen has been completely remodeled to include stainless steel appliances and plenty of cabinet storage. The floors are vinyl with carpet less than a year old. Outside the yard is fenced from front to back with a gate connecting the two along with a nice carport. There are also two nice size storage areas with a storm cellar. Contact Tiphanie Murphy to view @ 580-512-2135

ⓘ 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: $1,070 · $89/mo
• Projected year-2 tax: $1,070 · $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 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: $16,281
• − Mortgage interest: −$5,602
• − Property taxes: −$1,070
• − Insurance: −$500
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$2,909
• Taxable income: $3,596
• Est. tax owed @ 24.0%: −$863
• After-tax cash flow: $4,136/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

+17.6% since first listed

4 events — show timeline

• 2026-04-16 Pending — MLSOK
• 2026-04-01 Listed $100,000 MLSOK
• 2023-06-30 Sold (MLS) $86,000 LBRMLS
• 2023-05-03 Listed $85,000 LBRMLS

Property tax history

+11.1%/yr

Latest (2025): $1,070 · +4.2% YoY. Source: county tax records.