341 SW 71st St · Lawton, OK 73505

$164,000

4 bd · 2.0 ba · 1,772 sqft · SingleFamily public records · 167 Days on market

Built 1972 7,800 sqft lot Est $206k · 20% under ↓ 27% since listing

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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 +15.8/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Rent growth +3.8/5.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Affordable remodeled home in Almor West! Approx. 1800 square foot , 4 bedroom, 2 bath home. The converted garage can be a bedroom or second living area. Recent updates include - new HVAC, new roof with class 4 shingles, interior paint, flooring, updates to kitchen and new range. The owner is replacing the sewer line to the home. The 2 baths have updates and lighting has been updated in the home. Privacy fenced backyard and storage shed. Give listing agent, Julie Bridges, with RE/MAX Professionals a call at 580 695-3883 with any questions!

Key facts

• Converted garage
• Storage shed
• New roof

Tags

• REMODELED HOME
• CONVERTED GARAGE
• NEW ROOF
• PRIVACY FENCED BACKYARD
• STORAGE SHED

Property features AI

Exterior

• Parking: Driveway; Open parking; Converted garage (no garage)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Updated/remodeled; One and one-half stories; Corner lot; Paved city street frontage, public maintained road
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built/updated (year not provided)
• Exterior features: Covered patio and porch; Porch; Wood fencing; Shed(s)

Interior

• Kitchen: Oven; Range hood
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Granite counters; Double-pane windows; Window coverings
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $74 ($890/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 $140k (14.4% below list).
• Recommended offer: $140k (14.4% 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); 404 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 $5k 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 167 days — a 12% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (8%) 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 $140,402 (14.4% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $205,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6767 SW Chaucer Dr	0.09mi	4/2.0	2,000 (+13%)	1mo	$205,000	$103	74
510 SW 70th St	0.09mi	3/2.0 (-1)	1,600 (-10%)	4mo	$144,000	$90	71
119 SW 75th St	0.37mi	3/2.0 (-1)	1,800 (+2%)	5mo	$77,000	$43	70
6714 SW Embassy Cir	0.29mi	4/2.0	1,600 (-10%)	1mo	$101,914	$64	70
7209 SW Stradford	0.39mi	4/2.0	1,900 (+7%)	1mo	$270,000	$142	69
6815 SW Bainbridge Ave	0.35mi	4/2.0	1,900 (+7%)	4mo	$183,000	$96	69
6827 SW Fenwick Ave	0.31mi	3/2.0 (-1)	1,600 (-10%)	1mo	$185,000	$116	63
216 SW Crystal Hills Dr	0.47mi	4/2.0	1,900 (+7%)	4mo	$125,000	$66	62
7708 SW Delta Ave	0.41mi	3/2.0 (-1)	1,641 (-7%)	2mo	$199,100	$121	62
506 Sapp Cir	0.60mi	3/2.5 (-1)	1,800 (+2%)	4mo	$220,000	$122	59
8108 SW Cherokee Ave	0.65mi	4/2.0	1,900 (+7%)	1mo	$270,000	$142	56
317 SW Coral St	0.71mi	4/2.0	1,900 (+7%)	2mo	$255,000	$134	54

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: -11.1%
• Equity multiple: 0.59×
• Total profit: $-18,805
• Equity at exit: $24,453

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,783
• Equity at exit: $14,180

Cash invested: $45,920 (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: 404
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$860
• Tax from tax record: −$107 /mo · $1,280/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $74

Break-even live

Break-even rent $1,310

Max offer price $164,000

Occupancy floor 90%

Sensitivity live

Price	-10% $167	-5% $121	+0% $74	+5% $28	+10% $-19
Rent	-10% $-37	-5% $19	+0% $74	+5% $130	+10% $185
Rate	-1.0pp $157	-0.5pp $116	base $74	+0.5pp $32	+1.0pp $-12

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-19
   status Pending
2. 2026-03-17
   historical Active Under Contract
3. 2026-03-13
   price $164,000
4. 2026-02-17
   status Active
5. 2026-02-09
   historical Active Under Contract
6. 2026-01-09
   price $169,000
7. 2025-12-02
   listed $179,000 Active
8. 2025-09-22
   price $189,000
9. 2025-08-22
   price $199,000
10. 2025-08-05
    price $209,999
11. 2025-06-20
    listed $214,900 Active
12. 2025-03-13
    price $220,900
13. 2025-02-03
    listed $224,900 Active

ⓘ 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: $1,280 · $107/mo
• Projected year-2 tax: $1,476 · $123/mo
• Expected delta: +$196/yr (+$16/mo · 15.3%)

ⓘ 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: $16,848
• − Mortgage interest: −$9,187
• − Property taxes: −$1,280
• − Insurance: −$820
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$4,771
• Taxable loss: −$1,905
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $1,347/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

-27.1% since first listed

13 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-03-17 Contingent — LBRMLS
• 2026-03-13 Price Changed $164,000 LBRMLS
• 2026-02-17 Relisted — LBRMLS
• 2026-02-09 Contingent — LBRMLS
• 2026-01-09 Price Changed $169,000 LBRMLS
• 2025-12-02 Listed $179,000 LBRMLS
• 2025-09-22 Price Changed $189,000 LBRMLS
• 2025-08-22 Price Changed $199,000 LBRMLS
• 2025-08-05 Price Changed $209,999 LBRMLS
• 2025-06-20 Listed $214,900 LBRMLS
• 2025-03-13 Price Changed $220,900 LBRMLS
• 2025-02-03 Listed $224,900 LBRMLS

Property tax history

+3.0%/yr

Latest (2025): $1,280 · +4.7% YoY. Source: county tax records.