2204 NW Williams Ave · Lawton, OK 73505

$84,500

2 bd · 1.0 ba · 1,202 sqft · SingleFamily public records · 5 Days on market

Built 1951 7,200 sqft lot Est $64k · 33% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious - Close to Fort Sill - All fresh and ready for your family.

Key facts

• 2 full bathrooms
• Shed in the backyard
• 7,200 sq ft lot

Tags

• ROOF ONLY 3 YEARS OLD
• SIDING ONLY 3 YEARS OLD
• FLOORING ONLY 3 YEARS OLD
• SHED IN THE BACKYARD
• WASHER AND DRYER STAY
• 2 FULL BATHROOMS

Property features AI

Finance

• Other: Tax amount available (not included per instructions)

Exterior

• Parking: No garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Frame construction; Slab foundation
• Exterior features: Covered patio and porch; Porch; Chain link fencing; Shed(s) on property; Composition roof

Interior

• Kitchen: Cooktop, Microwave, Dishwasher, Range hood
• Bedrooms: Bedrooms not specified
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Cooktop, Microwave, Dishwasher, Range hood, Electric water heater; Washer and Dryer included; Hardwood flooring; No fireplace
• Laundry & utility: Washer and Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Cap rate 11.9% 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: 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 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 $584 of loan paydown is wiped out by about $3k 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 (-3.0% appreciation + 5.1% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $41k; list at $84k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $84,500

Questions for the listing agent

1. Built in 1951 — 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: 1.34% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.08%
• DSCR: 1.89
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $63,706
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2204 NW Williams Ave	0.00mi	3/2.0 (+1)	1,200 (-0%)	0mo	$80,000	$67	91
2136 NW Carroll Ave	0.34mi	3/1.5 (+1)	1,200 (-0%)	2mo	$114,000	$95	75
1809 NW Kingsbury	0.52mi	2/1.0	1,146 (-5%)	3mo	$35,000	$31	65
1625 NW 27th St	0.47mi	3/1.5 (+1)	1,200 (-0%)	9mo	$125,000	$104	63
1708 NW Floyd	0.49mi	3/2.0 (+1)	1,200 (-0%)	6mo	$45,000	$38	63
2236 NW Lindy Ave	0.36mi	3/1.0 (+1)	1,300 (+8%)	5mo	$32,500	$25	61
1635 NW 26th St	0.39mi	3/1.0 (+1)	1,300 (+8%)	4mo	$68,272	$53	60
2414 NW 30th St	0.64mi	3/2.0 (+1)	1,200 (-0%)	2mo	$45,000	$38	59
1615 NW 25th St	0.44mi	3/1.0 (+1)	1,300 (+8%)	4mo	$90,000	$69	58
2811 NW 21st Pl	0.35mi	3/1.0 (+1)	1,100 (-8%)	9mo	$50,000	$45	57
2523 NW 17th St	0.58mi	3/1.5 (+1)	1,100 (-8%)	3mo	$103,000	$94	49
1602 NW Taft Ave	0.62mi	3/1.0 (+1)	1,300 (+8%)	7mo	$40,000	$31	47

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: 14.4%
• Equity multiple: 1.59×
• Total profit: $13,980
• Equity at exit: $12,599

10-year hold

• IRR: 24.6%
• Equity multiple: 3.33×
• Total profit: $55,200
• Equity at exit: $7,306

Cash invested: $23,660 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$443
• Tax from tax record: −$23 /mo · $271/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $396

Break-even live

Break-even rent $634

Max offer price $84,500

Occupancy floor 60%

Sensitivity live

Price	-10% $444	-5% $420	+0% $396	+5% $372	+10% $348
Rent	-10% $306	-5% $351	+0% $396	+5% $441	+10% $486
Rate	-1.0pp $438	-0.5pp $417	base $396	+0.5pp $374	+1.0pp $352

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-02
   status $84,500 Pending 5 DOM
2. 2026-06-01
   days on market $84,500 Active 5 DOM
3. 2026-05-31
   days on market $84,500 Active 4 DOM
4. 2026-05-30
   days on market $84,500 Active 3 DOM
5. 2026-05-22
   listed $84,500 Active
6. 2019-03-18
   soldstatus $41,000
7. 2019-03-15
   soldstatus $40,000 68-char remark

   Show marketing remark (68 chars)

   Spacious - Close to Fort Sill - All fresh and ready for your family.

8. 2018-09-04
   listed $45,500 68-char remark

   Show marketing remark (68 chars)

   Spacious - Close to Fort Sill - All fresh and ready for your family.

9. 2005-03-28
   soldstatus $29,000
10. 1999-10-04
    soldstatus $33,500
11. 1997-04-24
    soldstatus $30,000

ⓘ 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: $271 · $23/mo
• Projected year-2 tax: $760 · $63/mo
• Expected delta: +$489/yr (+$41/mo · 180.6%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $13,621
• − Mortgage interest: −$4,733
• − Property taxes: −$271
• − Insurance: −$422
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$2,458
• Taxable income: $3,557
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $3,896/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

+181.7% since first listed

7 events — show timeline

• 2026-05-22 Listed $84,500 LBRMLS
• 2019-03-18 Sold (Public Records) $41,000 Public Records
• 2019-03-15 Sold (MLS) $40,000 LBRMLS
• 2018-09-04 Listed $45,500 LBRMLS
• 2005-03-28 Sold (Public Records) $29,000 Public Records
• 1999-10-04 Sold (Public Records) $33,500 Public Records
• 1997-04-24 Sold (Public Records) $30,000 Public Records

Property tax history

-4.4%/yr

Latest (2025): $271 · -0.4% YoY. Source: county tax records.