1616 SW B Ave · Lawton, OK 73501

$255,000

6 bd · 3.0 ba · 2,700 sqft · MultiFamily public records · 36 Days on market

Built 1984 8,000 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Well maintained triplex in great location, close to downtown and just off Gore for shopping and eateries. Great investment opportunity, long term rental, short term rental or Airbnb. Currently rented with long term rentals for less than normal rent. Each unit is 2 bedroom, 1 bath, each has washer/dryer hookup and storage cabinets, central heat and air approx. 6 years in good condition, roof approx. 6 years old. Each unit pays their own electric, water and gas. Call Cindy McGuire for appt to see - 580-585-1087.

Key facts

• 8,000 sq ft lot
• Built 1984
• Listed 35 days

Property features AI

Finance

• Financial info: Annual tax amount: $2,500

Exterior

• Utilities: Natural gas available; Public sewer
• Home design: One level; Residential income property; Triplex/FourPlex
• Construction: Slab foundation
• Exterior features: Composition roof

Interior

• Kitchen: Refrigerator; Dishwasher; Oven
• Flooring: Ceramic tile; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fan(s)
• Interior features: Walk-in closet(s); Ceiling fan(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1-bath units multifamily listed at $255k.

Deal economics

• At list price, monthly cash flow is $940 ($11k/yr) — positive. Per door: $313/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $247k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 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).
• At $3,285/mo this rent would consume 79% of the median local household income ($50k/yr) (locally 742% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $2k 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 (-0.7% appreciation + 1.7% rent growth), your $71k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($247k) 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 $197k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $247,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.80%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $48,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 NW Dearborn Ave	0.63mi	5/1.0 (-1)	2,698 (-0%)	14mo	$48,000	$18	46

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: 12.3%
• Equity multiple: 1.56×
• Total profit: $39,767
• Equity at exit: $65,132

10-year hold

• IRR: 17.0%
• Equity multiple: 2.67×
• Total profit: $118,974
• Equity at exit: $71,491

Cash invested: $71,400 (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: 19.4×

Monthly cashflow live

• Estimated rent: $3,285 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$212 /mo · $2,541/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $940

Break-even live

Break-even rent $2,095

Max offer price $255,000

Occupancy floor 66%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,285
Total (3 units)			$3,285

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-03
   days on market $255,000 Active 36 DOM
2. 2026-06-02
   days on market $255,000 Active 35 DOM
3. 2026-06-01
   days on market $255,000 Active 34 DOM
4. 2026-05-31
   days on market $255,000 Active 33 DOM
5. 2026-05-30
   days on market $255,000 Active 32 DOM
6. 2026-04-27
   listed $255,000 Active
7. 2023-02-21
   soldstatus $196,900 515-char remark

   Show marketing remark (515 chars)

   Well maintained triplex in great location, close to downtown and just off Gore for shopping and eateries. Great investment opportunity, long term rental, short term rental or Airbnb. Currently rented with long term rentals for less than normal rent. Each unit is 2 bedroom, 1 bath, each has washer/dryer hookup and storage cabinets, central heat and air approx. 6 years in good condition, roof approx. 6 years old. Each unit pays their own electric, water and gas. Call Cindy McGuire for appt to see - 580-585-1087.

8. 2023-02-21
   soldstatus $197,000

   Show marketing remark (515 chars)

   Well maintained triplex in great location, close to downtown and just off Gore for shopping and eateries. Great investment opportunity, long term rental, short term rental or Airbnb. Currently rented with long term rentals for less than normal rent. Each unit is 2 bedroom, 1 bath, each has washer/dryer hookup and storage cabinets, central heat and air approx. 6 years in good condition, roof approx. 6 years old. Each unit pays their own electric, water and gas. Call Cindy McGuire for appt to see - 580-585-1087.

9. 2023-01-09
   listed $196,900 515-char remark

   Show marketing remark (515 chars)

   Well maintained triplex in great location, close to downtown and just off Gore for shopping and eateries. Great investment opportunity, long term rental, short term rental or Airbnb. Currently rented with long term rentals for less than normal rent. Each unit is 2 bedroom, 1 bath, each has washer/dryer hookup and storage cabinets, central heat and air approx. 6 years in good condition, roof approx. 6 years old. Each unit pays their own electric, water and gas. Call Cindy McGuire for appt to see - 580-585-1087.

10. 2007-06-29
    soldstatus $88,000
11. 2001-07-01
    soldstatus $88,000

ⓘ 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: $2,541 · $212/mo
• Projected year-2 tax: $2,541 · $212/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 1/10 Low
• 🌡 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: $39,420
• − Mortgage interest: −$14,284
• − Property taxes: −$2,541
• − Insurance: −$1,275
• − Repairs & maintenance: −$3,154
• − Management: −$3,154
• − Depreciation: −$7,418
• Taxable income: $7,595
• Est. tax owed @ 24.0%: −$1,823
• After-tax cash flow: $9,456/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

+189.8% since first listed

6 events — show timeline

• 2026-04-27 Listed $255,000 LBRMLS
• 2023-02-21 Sold (Public Records) $197,000 Public Records
• 2023-02-21 Sold (MLS) $196,900 LBRMLS
• 2023-01-09 Listed $196,900 LBRMLS
• 2007-06-29 Sold (Public Records) $88,000 Public Records
• 2001-07-01 Sold (Public Records) $88,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,541 · +4.7% YoY. Source: county tax records.