6905 SW Forest Ave · Lawton, OK 73505

$100,000

4 bd · 1.0 ba · 1,550 sqft · SingleFamily public records · 125 Days on market

Built 1972 8,407 sqft lot Est $181k · 45% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

Very nice remodeled home in Almor West has 4 bedrooms, 1.75 bathrooms and approx. 1600 Sq. Ft. This home is remolded from top to bottom. Enjoy the new carpet, paint, granite counter tops and so much more. This home also offers a second living ares with indoor laundry! A large back yard perfect for entertaining and hosting BBQ's. Call Joe today for your private showing today!

Key facts

• 8,407 sq ft lot
• Built 1972
• Listed 125 days

Property features AI

Finance

• Other: Short sale requiring lender approval; Not occupied; Living area reported as 1,550 (assessor)
• Financial info: Current price listed at $110,000; Property tax listed (amount available)
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; Single-story; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Interior lot; No listed exterior features

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Two living areas; No fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: Almor West Es (math 32% / reading 22%, grade F, #311 of 845 statewide, top 40%, 261 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 $691 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $60k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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 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: 1.43% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.67%
• DSCR: 1.88
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $181,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
152 SW 69th St	0.06mi	4/2.0	1,500 (-3%)	6mo	$155,000	$103	83
6714 SW Embassy Cir	0.20mi	4/2.0	1,600 (+3%)	1mo	$101,914	$64	80
510 SW 70th St	0.08mi	3/2.0 (-1)	1,600 (+3%)	4mo	$144,000	$90	79
6827 SW Fenwick Ave	0.26mi	3/2.0 (-1)	1,600 (+3%)	1mo	$185,000	$116	73
6804 SW Fenwick Ave	0.31mi	3/2.0 (-1)	1,500 (-3%)	1mo	$189,000	$126	70
905 SW 66th St	0.37mi	3/2.0 (-1)	1,500 (-3%)	1mo	$140,000	$93	68
6771 SW Chaucer Dr	0.18mi	3/2.0 (-1)	1,400 (-10%)	3mo	$179,500	$128	64
6801 SW Fenwick Ave	0.36mi	3/2.0 (-1)	1,455 (-6%)	2mo	$169,900	$117	63
7708 SW Delta Ave	0.53mi	3/2.0 (-1)	1,641 (+6%)	2mo	$199,100	$121	55
6816 SW Drakestone Blvd	0.39mi	3/2.0 (-1)	1,683 (+9%)	6mo	$203,700	$121	54
901 SW 66th St	0.34mi	3/2.0 (-1)	1,400 (-10%)	6mo	$161,900	$116	54
427 SW 80th St	0.70mi	3/2.0 (-1)	1,778 (+15%)	7mo	$218,000	$123	28

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: 14.1%
• Equity multiple: 1.58×
• Total profit: $16,178
• Equity at exit: $14,910

10-year hold

• IRR: 24.4%
• Equity multiple: 3.33×
• Total profit: $65,235
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $459

Break-even live

Break-even rent $848

Max offer price $100,000

Occupancy floor 63%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-22
   price $100,000
2. 2026-05-06
   price $105,000
3. 2026-04-09
   price $110,000
4. 2026-03-25
   price $115,000
5. 2026-03-11
   price $125,000
6. 2026-02-23
   price $135,000
7. 2026-02-09
   price $145,000
8. 2026-01-23
   listed $160,000 Active
9. 2021-03-10
   soldstatus $94,900 377-char remark

   Show marketing remark (377 chars)

   Very nice remodeled home in Almor West has 4 bedrooms, 1.75 bathrooms and approx. 1600 Sq. Ft. This home is remolded from top to bottom. Enjoy the new carpet, paint, granite counter tops and so much more. This home also offers a second living ares with indoor laundry! A large back yard perfect for entertaining and hosting BBQ's. Call Joe today for your private showing today!

10. 2020-09-01
    listed $94,900 377-char remark

    Show marketing remark (377 chars)

    Very nice remodeled home in Almor West has 4 bedrooms, 1.75 bathrooms and approx. 1600 Sq. Ft. This home is remolded from top to bottom. Enjoy the new carpet, paint, granite counter tops and so much more. This home also offers a second living ares with indoor laundry! A large back yard perfect for entertaining and hosting BBQ's. Call Joe today for your private showing today!

ⓘ 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: $1,247 · $104/mo
• Projected year-2 tax: $1,247 · $104/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: $17,149
• − Mortgage interest: −$5,602
• − Property taxes: −$1,247
• − Insurance: −$500
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$2,909
• Taxable income: $4,147
• Est. tax owed @ 24.0%: −$995
• After-tax cash flow: $4,512/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

+5.4% since first listed

10 events — show timeline

• 2026-05-22 Price Changed $100,000 MLSOK
• 2026-05-06 Price Changed $105,000 MLSOK
• 2026-04-09 Price Changed $110,000 MLSOK
• 2026-03-25 Price Changed $115,000 MLSOK
• 2026-03-11 Price Changed $125,000 MLSOK
• 2026-02-23 Price Changed $135,000 MLSOK
• 2026-02-09 Price Changed $145,000 MLSOK
• 2026-01-23 Listed $160,000 MLSOK
• 2021-03-10 Sold (MLS) $94,900 LBRMLS
• 2020-09-01 Listed $94,900 LBRMLS

Property tax history

+2.9%/yr

Latest (2025): $1,247 · +4.7% YoY. Source: county tax records.