1122 NW Maple Ave · Lawton, OK 73507

$114,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 37 Days on market

Built 1939 9,750 sqft lot Est $108k · 6% over

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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 +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +5.2/10.0
• ARV discount +4.6/15.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Absolutely beautiful updated home in central location, in the desirable Whittier Elementary school district, walking distance to all 3 schools-middle & high school. Recently updated amenities in the last five years including roof, flooring, and paint. Kitchen has been updated with wonderful granite counter-tops, glass tile backsplashes, and stainless steel appliances. Stylish, modern, and beautiful wood laminate floors in living & dining and bedrooms. Large den could be converted to a primary bedroom. The main bathroom has been updated with a tile tub surround and granite vanity. The /2 bath has been updated as well. Outside, there is a 2-car carport, covered patio, big storage

Key facts

• Updated amenities
• Wood laminate floors
• Granite counter-tops

Tags

• WALKING DISTANCE TO SCHOOLS
• UPDATED AMENITIES
• GRANITE COUNTER-TOPS
• GLASS TILE BACKSPLASHES
• STAINLESS STEEL APPLIANCES
• WOOD LAMINATE FLOORS

Property features AI

Exterior

• Parking: Two total parking spaces; Two covered spaces; Two carport spaces; Open parking; Driveway; Converted/no garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One level; Updated/remodeled; Residential property
• Construction: Vinyl siding; Composition roof; Slab foundation; Built as single family residence
• Exterior features: Covered patio and porch; Patio; Porch; Wood and vinyl fencing; Shed(s)

Interior

• Kitchen: Cooktop; Microwave; Dishwasher; Gas water heater
• Flooring: Ceramic tile; Laminate
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling
• Interior features: Granite counters; Window coverings
• Laundry & utility: Washer hookup; Crawl space foundation (basement details)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Whittier Es (math 22% / reading 17%, grade F, #479 of 845 statewide, top 63%, 351 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 flat; 209 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 $794 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $76k; list at $115k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• 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 $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 1.02% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $108,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
732 NW 16th St	0.37mi	2/1.0 (-1)	1,200 (0%)	3mo	$99,000	$83	75
1722 NW Liberty Ave	0.51mi	3/3.0	1,200 (0%)	3mo	$135,000	$113	65
1410 NW Columbia Ave	0.60mi	3/2.0	1,200 (0%)	5mo	$108,000	$90	64
1742 NW Ash Ave	0.70mi	3/1.0	1,200 (0%)	6mo	$100,000	$83	62
1416 NW Bell Ave	0.68mi	3/2.0	1,200 (0%)	3mo	$119,900	$100	62
1704 NW Oak Ave	0.42mi	3/2.0	1,092 (-9%)	1mo	$141,500	$130	60
1004 NW Columbia Ave	0.63mi	2/1.0 (-1)	1,200 (0%)	6mo	$135,000	$113	60
911 NW Columbia Ave	0.62mi	3/1.0	1,300 (+8%)	2mo	$120,000	$92	55
1703 NW Euclid Ave	0.56mi	3/2.0	1,300 (+8%)	2mo	$42,000	$32	54
1809 NW Kingsbury	0.72mi	2/1.0 (-1)	1,146 (-4%)	3mo	$35,000	$31	51
1605 NW Columbia Ave	0.64mi	2/1.0 (-1)	1,100 (-8%)	1mo	$73,800	$67	51
909 NW Bell Ave	0.70mi	2/1.0 (-1)	1,100 (-8%)	3mo	$77,000	$70	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 · 0.25% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-10,136
• Equity at exit: $17,132

10-year hold

• IRR: -3.2%
• Equity multiple: 0.81×
• Total profit: $-6,133
• Equity at exit: $9,934

Cash invested: $32,172 (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 73507

• Home prices YoY: -23.2%
• Rents YoY: 0.2%
• Active inventory: 209
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$92 /mo · $1,106/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $183

Break-even live

Break-even rent $940

Max offer price $114,900

Occupancy floor 79%

Sensitivity live

Price	-10% $248	-5% $215	+0% $183	+5% $150	+10% $118
Rent	-10% $90	-5% $137	+0% $183	+5% $229	+10% $275
Rate	-1.0pp $241	-0.5pp $212	base $183	+0.5pp $153	+1.0pp $123

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $114,900 Active 37 DOM
2. 2026-06-19
   days on market $114,900 Active 35 DOM
3. 2026-06-18
   days on market $114,900 Active 34 DOM
4. 2026-06-17
   days on market $114,900 Active 33 DOM
5. 2026-06-16
   days on market $114,900 Active 32 DOM
6. 2026-06-15
   days on market $114,900 Active 31 DOM
7. 2026-06-14
   days on market $114,900 Active 29 DOM
8. 2026-06-13
   days on market $114,900 Active 28 DOM
9. 2026-06-10
   days on market $114,900 Active 26 DOM
10. 2026-06-09
    days on market $114,900 Active 25 DOM
11. 2026-06-08
    days on market $114,900 Active 24 DOM
12. 2026-06-07
    days on market $114,900 Active 23 DOM
13. 2026-06-05
    days on market $114,900 Active 20 DOM
14. 2026-06-03
    days on market $114,900 Active 19 DOM
15. 2026-06-02
    days on market $114,900 Active 18 DOM
16. 2026-06-01
    days on market $114,900 Active 17 DOM
17. 2026-05-31
    days on market $114,900 Active 16 DOM
18. 2026-05-30
    days on market $114,900 Active 15 DOM
19. 2026-05-13
    listed $114,900 Active
20. 2026-01-16
    price $128,500
21. 2025-11-17
    status Active
22. 2025-05-15
    listed $129,000 Active
23. 2025-04-04
    price $138,950
24. 2024-11-12
    listed $140,000 Active
25. 2019-12-31
    soldstatus $76,000
26. 2019-12-30
    soldstatus $75,900
27. 2019-07-01
    listed $79,900

ⓘ 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: $1,106 · $92/mo
• Projected year-2 tax: $1,106 · $92/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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: $14,059
• − Mortgage interest: −$6,436
• − Property taxes: −$1,106
• − Insurance: −$574
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$3,343
• Taxable income: $350
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $2,111/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): 21,046
• Household income: $62,132
• Rent vs Own: 42.1% rent · 57.9% own
• Severe rent burden: 979.0

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 0.65)
• Race & ethnicity: White 56% Hispanic / Latino 14% Two or more races 13% Black 13% Native American 7% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -38.48%
• Current HPI: 127.057
• Rent YoY: ▲ 0.25%
• 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

+43.8% since first listed

9 events — show timeline

• 2026-05-13 Listed $114,900 LBRMLS
• 2026-01-16 Price Changed $128,500 LBRMLS
• 2025-11-17 Relisted — LBRMLS
• 2025-05-15 Listed $129,000 LBRMLS
• 2025-04-04 Price Changed $138,950 LBRMLS
• 2024-11-12 Listed $140,000 LBRMLS
• 2019-12-31 Sold (Public Records) $76,000 Public Records
• 2019-12-30 Sold (MLS) $75,900 LBRMLS
• 2019-07-01 Listed $79,900 LBRMLS

Property tax history

+5.1%/yr

Latest (2025): $1,106 · +3.5% YoY. Source: county tax records.