2145 NW Denver Ave · Lawton, OK 73505

$68,500

3 bd · 1.0 ba · 1,740 sqft · SingleFamily public records · 21 Days on market

Built 1953 0.25 ac 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

The property is being rented out by a tenant for $950.00 a month. The tenants would like to stay. The home has a classic brick exterior that gives it timeless appeal and requires little maintenance. Inside, the home boasts a spacious floor plan with either 3 or 4 bedrooms, depending on how the new owner chooses to use the space. The oversized master bedroom or great room provides ample space for comfortable living and relaxation. The home has 1 3/4 bath, perfect for a growing family or for hosting guests. The living room is the perfect spot for entertaining friends and family. The kitchen comes equipped with extra counter space and a refrigerator and stove. The large laundry room provides convenience and ease for everyday chores. A new water heater was just installed in 2021. 24-hour notice for showing due to tenant occupied. Call listing agent Erin Atkins for private showing at 405-464-6808.

Key facts

• Extra counter space
• Spacious floor plan
• Great room

Tags

• CLASSIC BRICK EXTERIOR
• SPACIOUS FLOOR PLAN
• OVERSIZED PRIMARY BEDROOM
• GREAT ROOM
• EXTRA COUNTER SPACE
• BRAND NEW REFRIGERATOR

Property features AI

Exterior

• Parking: Driveway; One covered parking space; One garage space (detached/attached not specified); Open parking available (total 1 parking space listed)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Brick veneer construction; Crawl space foundation; Built (year not provided)
• Exterior features: Covered porch; Chain link fence; Composition roof; Public maintained road frontage on a city street

Interior

• Kitchen: Refrigerator; Oven
• Flooring: Vinyl
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling
• Interior features: Window coverings; Smoke detectors
• Laundry & utility: Washer hookup; Gas water heater; Water heater

🏷️ Possibly a rental listed for sale. The $68,500 price doesn't fit this home's estimated sale value (~$172,260) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.2% 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: Ridgecrest Es (math 27% / reading 17%, grade F, #413 of 845 statewide, top 54%, 453 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 fast (+5.1%/yr); 404 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 $474 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $24k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $67,472 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 1.83% ✓
• Cap rate: 15.24%
• Cash-on-cash: 31.95%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $172,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1613 NW 26th St	0.36mi	3/1.5	1,700 (-2%)	8mo	$150,000	$88	71
1639 NW 27th St	0.25mi	3/2.0	1,700 (-2%)	13mo	$168,300	$99	70
3301 NW Baltimore Ave	0.50mi	3/2.0	1,700 (-2%)	0mo	$199,900	$118	68
1525 NW 31st St	0.32mi	3/2.0	1,800 (+3%)	12mo	$206,900	$115	65
1619 NW 26th St	0.32mi	4/2.0 (+1)	1,700 (-2%)	11mo	$123,700	$73	63
3319 NW Atlanta Ave	0.64mi	3/2.0	1,680 (-3%)	2mo	$180,000	$107	59
1406 NW 33rd St	0.57mi	2/2.0 (-1)	1,800 (+3%)	10mo	$75,000	$42	51
2429 NW 28th St	0.59mi	4/2.0 (+1)	1,600 (-8%)	3mo	$165,000	$103	48
1612 NW 26th	0.38mi	4/2.5 (+1)	1,500 (-14%)	9mo	$159,000	$106	41
2809 NW 35th Pl	0.67mi	3/2.0	1,500 (-14%)	4mo	$75,000	$50	38
2708 NW 17th St	0.74mi	3/1.0	1,500 (-14%)	13mo	$96,000	$64	32
1708 NW Pollard Ave	0.69mi	4/2.0 (+1)	2,000 (+15%)	9mo	$65,000	$33	26

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: 29.4%
• Equity multiple: 2.26×
• Total profit: $24,204
• Equity at exit: $10,214

10-year hold

• IRR: 37.9%
• Equity multiple: 4.90×
• Total profit: $74,862
• Equity at exit: $5,923

Cash invested: $19,180 (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: 404
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$359
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $511

Break-even live

Break-even rent $606

Max offer price $68,500

Occupancy floor 54%

Sensitivity live

Price	-10% $549	-5% $530	+0% $511	+5% $491	+10% $472
Rent	-10% $412	-5% $461	+0% $511	+5% $560	+10% $610
Rate	-1.0pp $545	-0.5pp $528	base $511	+0.5pp $493	+1.0pp $475

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-09
   status $68,500 Pending 21 DOM
2. 2026-06-08
   days on market $68,500 Active 21 DOM
3. 2026-06-07
   days on market $68,500 Active 20 DOM
4. 2026-06-05
   pricestatusdays on market $68,500 Active 17 DOM
5. 2026-05-20
   status Pending
6. 2026-05-02
   listed $92,500 Active
7. 2026-01-26
   status Active
8. 2025-12-23
   historical Active Under Contract
9. 2025-12-01
   price $115,000
10. 2025-10-08
    price $125,500
11. 2025-08-28
    listed $130,000 Active
12. 2025-03-27
    historical $1,100
13. 2025-03-25
    listed $1,100
14. 2024-05-01
    soldstatus $85,000 Closed 905-char remark

    Show marketing remark (905 chars)

    The property is being rented out by a tenant for $950.00 a month. The tenants would like to stay. The home has a classic brick exterior that gives it timeless appeal and requires little maintenance. Inside, the home boasts a spacious floor plan with either 3 or 4 bedrooms, depending on how the new owner chooses to use the space. The oversized master bedroom or great room provides ample space for comfortable living and relaxation. The home has 1 3/4 bath, perfect for a growing family or for hosting guests. The living room is the perfect spot for entertaining friends and family. The kitchen comes equipped with extra counter space and a refrigerator and stove. The large laundry room provides convenience and ease for everyday chores. A new water heater was just installed in 2021. 24-hour notice for showing due to tenant occupied. Call listing agent Erin Atkins for private showing at 405-464-6808.

15. 2024-05-01
    soldstatus $85,000

    Show marketing remark (905 chars)

    The property is being rented out by a tenant for $950.00 a month. The tenants would like to stay. The home has a classic brick exterior that gives it timeless appeal and requires little maintenance. Inside, the home boasts a spacious floor plan with either 3 or 4 bedrooms, depending on how the new owner chooses to use the space. The oversized master bedroom or great room provides ample space for comfortable living and relaxation. The home has 1 3/4 bath, perfect for a growing family or for hosting guests. The living room is the perfect spot for entertaining friends and family. The kitchen comes equipped with extra counter space and a refrigerator and stove. The large laundry room provides convenience and ease for everyday chores. A new water heater was just installed in 2021. 24-hour notice for showing due to tenant occupied. Call listing agent Erin Atkins for private showing at 405-464-6808.

16. 2024-03-21
    historical Active Under Contract 905-char remark

    Show marketing remark (905 chars)

    The property is being rented out by a tenant for $950.00 a month. The tenants would like to stay. The home has a classic brick exterior that gives it timeless appeal and requires little maintenance. Inside, the home boasts a spacious floor plan with either 3 or 4 bedrooms, depending on how the new owner chooses to use the space. The oversized master bedroom or great room provides ample space for comfortable living and relaxation. The home has 1 3/4 bath, perfect for a growing family or for hosting guests. The living room is the perfect spot for entertaining friends and family. The kitchen comes equipped with extra counter space and a refrigerator and stove. The large laundry room provides convenience and ease for everyday chores. A new water heater was just installed in 2021. 24-hour notice for showing due to tenant occupied. Call listing agent Erin Atkins for private showing at 405-464-6808.

17. 2024-03-13
    listed $95,000 Active 905-char remark

    Show marketing remark (905 chars)

    The property is being rented out by a tenant for $950.00 a month. The tenants would like to stay. The home has a classic brick exterior that gives it timeless appeal and requires little maintenance. Inside, the home boasts a spacious floor plan with either 3 or 4 bedrooms, depending on how the new owner chooses to use the space. The oversized master bedroom or great room provides ample space for comfortable living and relaxation. The home has 1 3/4 bath, perfect for a growing family or for hosting guests. The living room is the perfect spot for entertaining friends and family. The kitchen comes equipped with extra counter space and a refrigerator and stove. The large laundry room provides convenience and ease for everyday chores. A new water heater was just installed in 2021. 24-hour notice for showing due to tenant occupied. Call listing agent Erin Atkins for private showing at 405-464-6808.

18. 2023-11-29
    historical $900
19. 2023-11-16
    listed $900
20. 2023-06-15
    soldstatus $60,000
21. 2023-06-15
    soldstatus $65,000
22. 2023-03-14
    listed $85,000
23. 1998-03-20
    soldstatus $64,500
24. 1998-03-18
    soldstatus $64,500

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,096 · $91/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 7/10 Severe 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: $15,035
• − Mortgage interest: −$3,837
• − Property taxes: −$1,096
• − Insurance: −$342
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$1,993
• Taxable income: $5,361
• Est. tax owed @ 24.0%: −$1,287
• After-tax cash flow: $4,842/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

+43.4% since first listed

20 events — show timeline

• 2026-05-20 Pending — LBRMLS
• 2026-05-02 Listed $92,500 LBRMLS
• 2026-01-26 Relisted — LBRMLS
• 2025-12-23 Contingent — LBRMLS
• 2025-12-01 Price Changed $115,000 LBRMLS
• 2025-10-08 Price Changed $125,500 LBRMLS
• 2025-08-28 Listed $130,000 LBRMLS
• 2025-03-27 Rental Removed $1,100 APPFOLIO
• 2025-03-25 Listed for Rent $1,100 APPFOLIO
• 2024-05-01 Sold (Public Records) $85,000 Public Records
• 2024-05-01 Sold (MLS) $85,000 LBRMLS
• 2024-03-21 Contingent — LBRMLS
• 2024-03-13 Listed $95,000 LBRMLS
• 2023-11-29 Rental Removed $900 APPFOLIO
• 2023-11-16 Listed for Rent $900 APPFOLIO
• 2023-06-15 Sold (Public Records) $65,000 Public Records
• 2023-06-15 Sold (MLS) $60,000 LBRMLS
• 2023-03-14 Listed $85,000 LBRMLS
• 1998-03-20 Sold (Public Records) $64,500 Public Records
• 1998-03-18 Sold (Public Records) $64,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,096 · +27.3% YoY. Source: county tax records.