217 SW Crystal Hills Dr · Lawton, OK 73505

$127,500

3 bd · 2.0 ba · 2,031 sqft · SingleFamily public records · 34 Days on market

Built 1978 Est $248k · 49% under ↓ 8% since listing

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Why this score? — see what drove the C- 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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +4.7/10.0
• DSCR +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is your last stop with your home searching! This stunning renovated home is like no other. It offers 4 bedrooms, 1.75 baths, 2 car garage and is located in a cul-de-sac. The great room is massive and has a wood burning fireplace and is open to the modernized kitchen and island. The kitchen has granite countertops, subway tiled backsplash, gas stove, island with drawer space, pendant light and ample cabinetry. The primary suite is very spacious and has a walk-in closet and renovated ensuite bath. The secondary rooms are a nice size as well. Out back you have a large yard with gazebo, two storage buildings and so much space for entertainment. You must see this great home for yourself so give us a call at Real Estate Experts LLC.

Key facts

• Open floor plan
• Granite tops
• Pergola

Tags

• OPEN FLOOR PLAN
• UPDATED KITCHEN
• GRANITE TOPS
• GAS STOVE
• CUL-DE-SAC
• PERGOLA

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car garage; Driveway; Has open parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built as residential single family
• Exterior features: Covered porch; Wood fencing; Shed(s); Cul-de-sac lot; Public maintained road; City street frontage; Lot dimensions: 36.6 x 147.9 x 100 x 100 x 161.3

Interior

• Kitchen: Cooktop; Microwave; Dishwasher; Electric water heater
• Flooring: Ceramic tile; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air; Ceiling fans; Electric cooling
• Interior features: Breakfast bar; Wood-burning fireplace
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $50 ($595/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (2.6% below list).
• Recommended offer: $124k (3.0% below list) — sets the bar for market timing.

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: Almor West Es (math 32% / reading 22%, grade F, #311 of 845 statewide, top 40%, 261 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 $882 of loan paydown is wiped out by about $4k 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 34 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• 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 $123,675 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $247,782
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 SW 78th St	0.09mi	3/2.0	2,000 (-2%)	6mo	$203,500	$102	88
216 SW Crystal Hills Dr	0.13mi	4/2.0 (+1)	1,900 (-6%)	4mo	$125,000	$66	75
6767 SW Chaucer Dr	0.45mi	4/2.0 (+1)	2,000 (-2%)	0mo	$205,000	$103	71
8108 SW Cherokee Ave	0.26mi	4/2.0 (+1)	1,900 (-6%)	1mo	$270,000	$142	71
119 SW 75th St	0.16mi	3/2.0	1,800 (-11%)	5mo	$77,000	$43	69
317 SW Coral St	0.31mi	4/2.0 (+1)	1,900 (-6%)	1mo	$255,000	$134	68
506 Sapp Cir	0.25mi	3/2.5	1,800 (-11%)	4mo	$220,000	$122	64
427 SW 80th St	0.22mi	3/2.0	1,778 (-12%)	7mo	$218,000	$123	64
702 NW Blackstone Trl	0.74mi	3/2.0	2,023 (-0%)	7mo	$340,000	$168	59
7209 SW Stradford	0.62mi	4/2.0 (+1)	1,900 (-6%)	1mo	$270,000	$142	55
7130 NW Woodland Pl	0.64mi	4/2.0 (+1)	2,200 (+8%)	2mo	$249,000	$113	50
6815 SW Bainbridge Ave	0.72mi	4/2.0 (+1)	1,900 (-6%)	4mo	$183,000	$96	48

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: -11.1%
• Equity multiple: 0.59×
• Total profit: $-14,721
• Equity at exit: $19,011

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $3,156
• Equity at exit: $11,024

Cash invested: $35,700 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$209 /mo · $2,512/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $50

Break-even live

Break-even rent $1,179

Max offer price $127,500

Occupancy floor 91%

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-19
   status Pending
2. 2026-04-23
   historical Active Under Contract
3. 2026-04-14
   listed $127,500 Active
4. 2022-01-27
   soldstatus $200,000
5. 2022-01-26
   soldstatus $200,000 741-char remark

   Show marketing remark (741 chars)

   This is your last stop with your home searching! This stunning renovated home is like no other. It offers 4 bedrooms, 1.75 baths, 2 car garage and is located in a cul-de-sac. The great room is massive and has a wood burning fireplace and is open to the modernized kitchen and island. The kitchen has granite countertops, subway tiled backsplash, gas stove, island with drawer space, pendant light and ample cabinetry. The primary suite is very spacious and has a walk-in closet and renovated ensuite bath. The secondary rooms are a nice size as well. Out back you have a large yard with gazebo, two storage buildings and so much space for entertainment. You must see this great home for yourself so give us a call at Real Estate Experts LLC.

6. 2021-12-02
   listed $190,000 741-char remark

   Show marketing remark (741 chars)

   This is your last stop with your home searching! This stunning renovated home is like no other. It offers 4 bedrooms, 1.75 baths, 2 car garage and is located in a cul-de-sac. The great room is massive and has a wood burning fireplace and is open to the modernized kitchen and island. The kitchen has granite countertops, subway tiled backsplash, gas stove, island with drawer space, pendant light and ample cabinetry. The primary suite is very spacious and has a walk-in closet and renovated ensuite bath. The secondary rooms are a nice size as well. Out back you have a large yard with gazebo, two storage buildings and so much space for entertainment. You must see this great home for yourself so give us a call at Real Estate Experts LLC.

7. 2020-05-05
   soldstatus $153,500
8. 2020-05-01
   soldstatus $153,300 2033-char remark

   Show marketing remark (2033 chars)

   Absolutely GORGEOUS AND VERY EXCLUSIVE!! Custom Remodel with the most modern touches! Freshly Painted inside and out! New bathrooms! Premium Hardwood floors throughout with Stone Flooring in the bathrooms and Designer Carpeting Bedrooms - ready for you! Nestled in the enclave of Crystal Hills Community, this 4 bedroom 2 bath entertainer's home is waiting for your. Ideally located in a quiet Cul-De-Sac which has one of the large lots in the community. This Home seamlessly blends grand architectural design elements with large and open living spaces to provide the ultimate in luxurious living. Enter into the large living room with its feels and ambiance and its cozy fireplace and ceiling fans and the panoramic view of the neighborhood. Adorned with 6 Panel doors with nickel finished lever hardware throughout the home. Notice the adjacent Showcase Kitchen with its new design consisting of new cabinets with soft close tech, a beautiful granite island for entertaining excitement. Stunning Full thickness Granite Countertops and turn of the century lighting over the kitchen Island which opens up to the informal eating nook and family room. Top of the Line Stainless Appliances in the kitchen. The kitchen opens to the family room like an inviting entertaining home should! The heat and AC works great here and comes with a de-humidifier and has the upgraded Nest thermostat included for easy energy saving and control, also the Ring Front doorbell so you can see who is coming over without answering the door. The upgraded smoke and carbon dioxide alarms are Nest, giving you all the family protection you are looking for. MyQ garage door interface makes getting into your garage very easy. Checking to insure your garage is closed is now easy with the app. Your backyard is a perfect place to relax or have a family BBQ. Access to a completely lighted attic. Attic fans to keep the hot air moving out. So many more great features so come and see this one in person. For your personal tour call Lori Fisher at 580-699-1080.

9. 2020-02-10
   listed $181,000 2033-char remark

   Show marketing remark (2033 chars)

   Absolutely GORGEOUS AND VERY EXCLUSIVE!! Custom Remodel with the most modern touches! Freshly Painted inside and out! New bathrooms! Premium Hardwood floors throughout with Stone Flooring in the bathrooms and Designer Carpeting Bedrooms - ready for you! Nestled in the enclave of Crystal Hills Community, this 4 bedroom 2 bath entertainer's home is waiting for your. Ideally located in a quiet Cul-De-Sac which has one of the large lots in the community. This Home seamlessly blends grand architectural design elements with large and open living spaces to provide the ultimate in luxurious living. Enter into the large living room with its feels and ambiance and its cozy fireplace and ceiling fans and the panoramic view of the neighborhood. Adorned with 6 Panel doors with nickel finished lever hardware throughout the home. Notice the adjacent Showcase Kitchen with its new design consisting of new cabinets with soft close tech, a beautiful granite island for entertaining excitement. Stunning Full thickness Granite Countertops and turn of the century lighting over the kitchen Island which opens up to the informal eating nook and family room. Top of the Line Stainless Appliances in the kitchen. The kitchen opens to the family room like an inviting entertaining home should! The heat and AC works great here and comes with a de-humidifier and has the upgraded Nest thermostat included for easy energy saving and control, also the Ring Front doorbell so you can see who is coming over without answering the door. The upgraded smoke and carbon dioxide alarms are Nest, giving you all the family protection you are looking for. MyQ garage door interface makes getting into your garage very easy. Checking to insure your garage is closed is now easy with the app. Your backyard is a perfect place to relax or have a family BBQ. Access to a completely lighted attic. Attic fans to keep the hot air moving out. So many more great features so come and see this one in person. For your personal tour call Lori Fisher at 580-699-1080.

10. 2005-11-01
    soldstatus $139,000

ⓘ 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: $2,512 · $209/mo
• Projected year-2 tax: $2,512 · $209/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 6/10 Major
• 🌡 Heat 6/10 Major 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: $14,897
• − Mortgage interest: −$7,142
• − Property taxes: −$2,512
• − Insurance: −$638
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$3,709
• Taxable loss: −$1,487
• Est. tax savings @ 24.0%: +$357
• After-tax cash flow: $952/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

-8.3% since first listed

10 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-04-23 Contingent — LBRMLS
• 2026-04-14 Listed $127,500 LBRMLS
• 2022-01-27 Sold (Public Records) $200,000 Public Records
• 2022-01-26 Sold (MLS) $200,000 LBRMLS
• 2021-12-02 Listed $190,000 LBRMLS
• 2020-05-05 Sold (Public Records) $153,500 Public Records
• 2020-05-01 Sold (MLS) $153,300 LBRMLS
• 2020-02-10 Listed $181,000 LBRMLS
• 2005-11-01 Sold (Public Records) $139,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,512 · +4.3% YoY. Source: county tax records.