6714 SW Embassy Cir · Lawton, OK 73505

$145,000

4 bd · 2.0 ba · 1,642 sqft · SingleFamily public records · 48 Days on market

Built 1971 7,448 sqft lot Est $153k · 5% under

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Why this score? — see what drove the C- 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 +21.4/30.0
• ARV discount +9.8/15.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• 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

Investor ready. Tenant occupied income producing investment property.

Key facts

• 7,448 sq ft lot
• Built 1971
• Listed 48 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available; Electric service
• Home design: Single-family residence; One story; Updated/remodeled
• Construction: Stucco exterior; Composition roof; Slab foundation; Built as residential single-family home
• Exterior features: Covered porch; Wood fencing; Located on a cul-de-sac; City-maintained street

Interior

• Kitchen: Dishwasher; Refrigerator; Oven
• Flooring: Ceramic tile; Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric cooling
• Interior features: Granite counters
• Laundry & utility: Washer hookup; Gas water heater; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/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 $142k (2.0% below list).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 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); 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 $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 48 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $33k; list at $145k implies a 337% 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1971 — 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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $152,706
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6714 SW Embassy Cir	0.00mi	4/2.0	1,600 (-3%)	1mo	$101,914	$64	95
510 SW 70th St	0.20mi	3/2.0 (-1)	1,600 (-3%)	4mo	$144,000	$90	78
6827 SW Fenwick Ave	0.42mi	3/2.0 (-1)	1,600 (-3%)	1mo	$185,000	$116	70
7708 SW Delta Ave	0.66mi	3/2.0 (-1)	1,641 (-0%)	2mo	$199,100	$121	63
6804 SW Fenwick Ave	0.45mi	3/2.0 (-1)	1,500 (-9%)	1mo	$189,000	$126	59
905 SW 66th St	0.47mi	3/2.0 (-1)	1,500 (-9%)	1mo	$140,000	$93	58
429 NW Woodland Dr	0.73mi	4/2.5	1,716 (+4%)	3mo	$109,900	$64	54
307 NW 63rd St	0.71mi	4/1.5	1,750 (+7%)	1mo	$139,000	$79	53
6801 SW Fenwick Ave	0.48mi	3/2.0 (-1)	1,455 (-11%)	2mo	$169,900	$117	52
119 SW 75th St	0.52mi	3/2.0 (-1)	1,800 (+10%)	5mo	$77,000	$43	50
6771 SW Chaucer Dr	0.38mi	3/2.0 (-1)	1,400 (-15%)	3mo	$179,500	$128	50
340 N 62nd St	0.71mi	3/3.0 (-1)	1,500 (-9%)	2mo	$70,000	$47	41

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-6,695
• Equity at exit: $21,620

10-year hold

• IRR: 7.5%
• Equity multiple: 1.62×
• Total profit: $25,071
• Equity at exit: $12,537

Cash invested: $40,600 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$86 /mo · $1,032/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $215

Break-even live

Break-even rent $1,148

Max offer price $145,000

Occupancy floor 80%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-19
   status Pending
2. 2026-04-01
   historical Active Under Contract
3. 2026-03-30
   listed $145,000 Active
4. 2015-02-10
   soldstatus $33,200
5. 2014-12-01
   listed $34,900

ⓘ 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: $1,032 · $86/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$273/yr (+$23/mo · 26.5%)

ⓘ 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 6% 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: $17,045
• − Mortgage interest: −$8,122
• − Property taxes: −$1,032
• − Insurance: −$725
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$4,218
• Taxable income: $221
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $2,531/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

+315.5% since first listed

5 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-04-01 Contingent — LBRMLS
• 2026-03-30 Listed $145,000 LBRMLS
• 2015-02-10 Sold (MLS) $33,200 LBRMLS
• 2014-12-01 Listed $34,900 LBRMLS

Property tax history

+0.3%/yr

Latest (2025): $1,032 · +4.8% YoY. Source: county tax records.