727 NW 36th St · Lawton, OK 73505

$171,000

3 bd · 1.0 ba · 1,692 sqft · SingleFamily public records · 32 Days on market

Built 1957 9,387 sqft lot Est $193k · 11% under

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Why this score? — see what drove the D- 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).

• ARV discount +12.6/15.0
• Cash flow +10.4/30.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A beautiful MUST see home!! 2 living spaces, 3 bed, 1.75 baths, NEW carpet, paint, and a large backyard!! This home is centrally located in the heart of Lawton, just a quick drive to all your favorite restaurants and entertainment!

Key facts

• Laundry room
• Flex space
• Wood cabinetry

Tags

• TWO-CAR COVERED CARPORT
• MODERN CARPET FLOORING
• WOOD CABINETRY
• DESIGNATED DINING AREA
• LAUNDRY ROOM
• FLEX SPACE

Property features AI

Finance

• Other: Located in Lawton high school district
• Financial info: Loan qualification available (buyer may qualify); Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; One level; Existing property; Located in the Greer addition; Homestead exempt
• Construction: Brick construction; Composition roof; Combination foundation; Living area reported as 1,692
• Exterior features: No special exterior features listed; Lot described as Other

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• 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 $171k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (26.6% below list).
• Recommended offer: $126k (26.6% 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: Eisenhower Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 380 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); 403 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 32 days — a 3% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $124k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $125,567 (26.6% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $192,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 NW 36th St	0.08mi	3/2.0	1,800 (+6%)	1mo	$81,000	$45	81
3319 NW Atlanta Ave	0.40mi	3/2.0	1,680 (-1%)	2mo	$180,000	$107	75
3405 NW Kinyon	0.13mi	4/2.0 (+1)	1,800 (+6%)	2mo	$205,000	$114	73
833 NW 33rd St	0.27mi	3/2.0	1,600 (-5%)	4mo	$99,500	$62	71
3301 NW Baltimore Ave	0.53mi	3/2.0	1,700 (+0%)	0mo	$199,900	$118	70
408 NW 31st St	0.44mi	4/2.5 (+1)	1,700 (+0%)	2mo	$193,700	$114	66
2901 NW Bell Ave	0.58mi	3/2.0	1,807 (+7%)	1mo	$185,000	$102	57
652 NW Waterford Dr	0.60mi	3/2.0	1,800 (+6%)	1mo	$245,000	$136	56
3909 NW Denver Ave	0.64mi	4/1.5 (+1)	1,600 (-5%)	1mo	$165,000	$103	53
4122 NW Currell Dr	0.44mi	3/2.0	1,500 (-11%)	4mo	$222,000	$148	53
1620 NW 38th St	0.58mi	4/2.0 (+1)	1,600 (-5%)	3mo	$100,000	$63	52
4423 NW Wolf Creek Blvd	0.55mi	3/2.0	1,500 (-11%)	2mo	$216,500	$144	49

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: -17.9%
• Equity multiple: 0.36×
• Total profit: $-30,708
• Equity at exit: $25,497

10-year hold

• IRR: -6.8%
• Equity multiple: 0.53×
• Total profit: $-22,436
• Equity at exit: $14,785

Cash invested: $47,880 (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: 403
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$897
• Tax from tax record: −$114 /mo · $1,365/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-90

Break-even live

Break-even rent $1,369

Max offer price $155,143

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-41	+0% $-90	+5% $-138	+10% $-187
Rent	-10% $-189	-5% $-139	+0% $-90	+5% $-40	+10% $9
Rate	-1.0pp $-4	-0.5pp $-46	base $-90	+0.5pp $-134	+1.0pp $-179

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: $42,750
• Closing costs: $5,130
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $171,000 Active 32 DOM
2. 2026-06-19
   days on market $171,000 Active 30 DOM
3. 2026-06-18
   days on market $171,000 Active 29 DOM
4. 2026-06-17
   days on market $171,000 Active 28 DOM
5. 2026-06-16
   days on market $171,000 Active 27 DOM
6. 2026-06-15
   days on market $171,000 Active 26 DOM
7. 2026-06-14
   days on market $171,000 Active 24 DOM
8. 2026-06-13
   days on market $171,000 Active 23 DOM
9. 2026-06-10
   days on market $171,000 Active 21 DOM
10. 2026-06-09
    days on market $171,000 Active 20 DOM
11. 2026-06-08
    days on market $171,000 Active 19 DOM
12. 2026-06-07
    days on market $171,000 Active 18 DOM
13. 2026-06-05
    days on market $171,000 Active 15 DOM
14. 2026-06-03
    days on market $171,000 Active 14 DOM
15. 2026-06-02
    days on market $171,000 Active 13 DOM
16. 2026-06-01
    days on market $171,000 Active 12 DOM
17. 2026-05-31
    days on market $171,000 Active 11 DOM
18. 2026-05-30
    days on market $171,000 Active 10 DOM
19. 2026-05-19
    listed $171,000 Active
20. 2022-01-19
    soldstatus $124,000
21. 2022-01-11
    soldstatus $124,000 231-char remark

    Show marketing remark (231 chars)

    A beautiful MUST see home!! 2 living spaces, 3 bed, 1.75 baths, NEW carpet, paint, and a large backyard!! This home is centrally located in the heart of Lawton, just a quick drive to all your favorite restaurants and entertainment!

22. 2021-08-20
    listed $129,900 231-char remark

    Show marketing remark (231 chars)

    A beautiful MUST see home!! 2 living spaces, 3 bed, 1.75 baths, NEW carpet, paint, and a large backyard!! This home is centrally located in the heart of Lawton, just a quick drive to all your favorite restaurants and entertainment!

23. 2017-01-20
    soldstatus $32,000 132-char remark

    Show marketing remark (132 chars)

    Please call or text Stefanie Johnson at [phone] or visit www. sellinglawton.com for more information or to schedule a showing.

24. 2015-06-15
    listed $40,000 132-char remark

    Show marketing remark (132 chars)

    Please call or text Stefanie Johnson at [phone] or visit www. sellinglawton.com for more information or to schedule a showing.

25. 2009-07-31
    soldstatus $126,500
26. 2009-07-06
    soldstatus $126,500
27. 2009-05-28
    listed $126,500
28. 2006-03-02
    soldstatus $116,000

ⓘ 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: $1,365 · $114/mo
• Projected year-2 tax: $1,539 · $128/mo
• Expected delta: +$174/yr (+$14/mo · 12.7%)

ⓘ 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 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: $15,068
• − Mortgage interest: −$9,579
• − Property taxes: −$1,365
• − Insurance: −$855
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$4,975
• Taxable loss: −$4,116
• Est. tax savings @ 24.0%: +$988
• After-tax cash flow: $-89/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

+47.4% since first listed

10 events — show timeline

• 2026-05-19 Listed $171,000 MLSOK
• 2022-01-19 Sold (Public Records) $124,000 Public Records
• 2022-01-11 Sold (MLS) $124,000 LBRMLS
• 2021-08-20 Listed $129,900 LBRMLS
• 2017-01-20 Sold (MLS) $32,000 LBRMLS
• 2015-06-15 Listed $40,000 LBRMLS
• 2009-07-31 Sold (MLS) $126,500 LBRMLS
• 2009-07-06 Sold (Public Records) $126,500 Public Records
• 2009-05-28 Listed $126,500 LBRMLS
• 2006-03-02 Sold (Public Records) $116,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,365 · +2.9% YoY. Source: county tax records.