404 SW 71st St · Lawton, OK 73505

$149,900

3 bd · 2.0 ba · 1,323 sqft · SingleFamily public records · 63 Days on market

Built 1970 Est $153k · at est.

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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).

• Cash flow +15.0/30.0
• ARV discount +8.5/15.0
• DSCR +4.6/10.0
• Rent growth +3.8/5.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

All new redo. Kitchen all new-new cabinets, granite counters, island, stainless steel appliances, new fixtures, new tile flooring, new carpet, new paint in and out, new roof, new 15 Seer heat and air system, new driveway, new covered patio, new water heater, new shower, new bath tile and fixtures and much more. New thermopane windows. Hardwood flooring in living room.

Key facts

• 15 seer hvac system
• Steel covered patio
• Thermopane windows

Tags

• TOTAL KITCHEN RENOVATIONS
• GRANITE COUNTERTOPS
• 15 SEER HVAC SYSTEM
• TOTAL BATHROOM RENOVATIONS
• THERMOPANE WINDOWS
• STEEL COVERED PATIO

Property features AI

Exterior

• Parking: 1 covered parking space; 1 total garage space (attached garage not specified)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One story; Updated/remodeled; Residential property
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built/updated year not specified
• Exterior features: Covered patio

Interior

• Kitchen: Cooktop; Microwave; Dishwasher; Refrigerator; Gas water heater
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Kitchen island; Double-pane windows; Window coverings
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $47 ($561/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 $127k (15.5% below list).
• Recommended offer: $127k (15.5% 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: 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); 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 $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 63 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask is 11431% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $88k; list at $150k implies a 71% gain — meaningful room to come down on a strong offer.

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 $126,631 (15.5% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.84% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $153,468
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6913 SW Delta Ave	0.13mi	3/2.0	1,400 (+6%)	7mo	$162,500	$116	79
6771 SW Chaucer Dr	0.19mi	3/2.0	1,400 (+6%)	3mo	$179,500	$128	78
7406 NW Woodland Dr	0.64mi	3/2.0	1,300 (-2%)	3mo	$155,000	$119	65
901 SW 66th St	0.50mi	3/2.0	1,400 (+6%)	6mo	$161,900	$116	62
152 SW 69th St	0.18mi	4/2.0 (+1)	1,500 (+13%)	6mo	$155,000	$103	60
7502 SW Forest Ave	0.26mi	3/2.0	1,500 (+13%)	7mo	$162,900	$109	60
614 SW 63rd St	0.69mi	3/2.0	1,300 (-2%)	8mo	$150,000	$115	59
6801 SW Fenwick Ave	0.50mi	3/2.0	1,455 (+10%)	2mo	$169,900	$117	58
6712 SW Cherokee Cir	0.29mi	3/2.0	1,500 (+13%)	8mo	$161,000	$107	58
6804 SW Fenwick Ave	0.46mi	3/2.0	1,500 (+13%)	1mo	$189,000	$126	56
905 SW 66th St	0.52mi	3/2.0	1,500 (+13%)	1mo	$140,000	$93	53
607 SW 61st St	0.74mi	3/2.0	1,200 (-9%)	5mo	$115,000	$96	46

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: -12.0%
• Equity multiple: 0.56×
• Total profit: $-18,559
• Equity at exit: $22,351

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-516
• Equity at exit: $12,961

Cash invested: $41,972 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$105 /mo · $1,261/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $47

Break-even live

Break-even rent $1,207

Max offer price $149,900

Occupancy floor 91%

Sensitivity live

Price	-10% $132	-5% $89	+0% $47	+5% $4	+10% $-38
Rent	-10% $-53	-5% $-3	+0% $47	+5% $97	+10% $147
Rate	-1.0pp $122	-0.5pp $85	base $47	+0.5pp $8	+1.0pp $-32

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-22
   historical $1,300
2. 2026-05-15
   listed $1,300
3. 2026-03-24
   listed $149,900 Active
4. 2025-10-14
   listed $157,500 Active
5. 2025-09-05
   historical $1,150
6. 2025-08-13
   listed $1,150
7. 2025-07-03
   historical $1,150
8. 2025-06-29
   listed $1,150
9. 2022-07-23
   price $1,000
10. 2014-12-17
    soldstatus $87,750 370-char remark

    Show marketing remark (370 chars)

    All new redo. Kitchen all new-new cabinets, granite counters, island, stainless steel appliances, new fixtures, new tile flooring, new carpet, new paint in and out, new roof, new 15 Seer heat and air system, new driveway, new covered patio, new water heater, new shower, new bath tile and fixtures and much more. New thermopane windows. Hardwood flooring in living room.

11. 2014-10-31
    listed $94,900 370-char remark

    Show marketing remark (370 chars)

    All new redo. Kitchen all new-new cabinets, granite counters, island, stainless steel appliances, new fixtures, new tile flooring, new carpet, new paint in and out, new roof, new 15 Seer heat and air system, new driveway, new covered patio, new water heater, new shower, new bath tile and fixtures and much more. New thermopane windows. Hardwood flooring in living room.

12. 2014-09-29
    soldstatus $33,000
13. 2014-07-22
    listed $33,000

ⓘ 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: $1,261 · $105/mo
• Projected year-2 tax: $1,349 · $112/mo
• Expected delta: +$88/yr (+$7/mo · 7.0%)

ⓘ 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: $15,196
• − Mortgage interest: −$8,397
• − Property taxes: −$1,261
• − Insurance: −$750
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$4,361
• Taxable loss: −$2,004
• Est. tax savings @ 24.0%: +$481
• After-tax cash flow: $1,042/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

-96.1% since first listed

13 events — show timeline

• 2026-05-22 Rental Removed $1,300 APPFOLIO
• 2026-05-15 Listed for Rent $1,300 APPFOLIO
• 2026-03-24 Listed $149,900 LBRMLS
• 2025-10-14 Listed $157,500 LBRMLS
• 2025-09-05 Rental Removed $1,150 APPFOLIO
• 2025-08-13 Listed for Rent $1,150 APPFOLIO
• 2025-07-03 Rental Removed $1,150 APPFOLIO
• 2025-06-29 Listed for Rent $1,150 APPFOLIO
• 2022-07-23 Price Changed $1,000 RENT.
• 2014-12-17 Sold (MLS) $87,750 LBRMLS
• 2014-10-31 Listed $94,900 LBRMLS
• 2014-09-29 Sold (MLS) $33,000 LBRMLS
• 2014-07-22 Listed $33,000 LBRMLS

Property tax history

+3.3%/yr

Latest (2025): $1,261 · +4.6% YoY. Source: county tax records.