1916 NW Cherry Ave · Lawton, OK 73507

$110,000

2 bd · 1.0 ba · 1,070 sqft · SingleFamily public records · 6 Days on market

Built 1947 7,840 sqft lot Est $89k · 24% 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 +20.2/30.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Adorable home with a great backyard! This three-bedroom, one-bathroom house is situated in Liberty Heights - a charming neighborhood with easy access to just about everything you need in Lawton. It features brand new carpet, updated windows and siding, a wood privacy fence, fresh paint, and much more! All appliances convey with the property, including a washer and dryer. Whether you're looking for a starter home, a rental investment, or something to downsize to, this house is the perfect fit for your needs. Contact your real estate agent of choice or call/text 580-713-9494 to reach the listing agent.

Key facts

• Updated siding
• Fresh paint
• Updated windows

Tags

• GREAT BACKYARD
• WOOD PRIVACY FENCE
• UPDATED WINDOWS
• UPDATED SIDING
• FRESH PAINT
• ALL APPLIANCES CONVEY

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One story; Updated/remodeled; Vinyl siding
• Construction: Composition roof
• Exterior features: Patio; Wood fencing; Shed(s)

Interior

• Kitchen: Cooktop; Microwave; Range hood; Disposal; Refrigerator
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Ceramic tile; Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling
• Interior features: Walk-in closets; Double pane windows; Window coverings
• Laundry & utility: Washer hookup in kitchen; Washer included; Dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $104k (5.2% below list).
• Recommended offer: $104k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 6.1% in Lawton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 208 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 $761 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $104,276 (5.2% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.95% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $88,810
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 NW 22nd St	0.16mi	2/1.0	1,000 (-6%)	1mo	$49,200	$49	81
1605 NW Columbia Ave	0.50mi	2/1.0	1,100 (+3%)	1mo	$73,800	$67	71
1742 NW Ash Ave	0.13mi	3/1.0 (+1)	1,200 (+12%)	6mo	$100,000	$83	64
732 NW 16th St	0.34mi	2/1.0	1,200 (+12%)	3mo	$99,000	$83	62
1809 NW Kingsbury	0.54mi	2/1.0	1,146 (+7%)	3mo	$35,000	$31	60
1339 NW Ferris	0.44mi	3/2.0 (+1)	1,000 (-6%)	4mo	$75,900	$76	56
1722 NW Liberty Ave	0.19mi	3/3.0 (+1)	1,200 (+12%)	3mo	$135,000	$113	55
2915 NW Euclid	0.62mi	3/1.0 (+1)	1,000 (-6%)	0mo	$131,000	$131	55
1419 NW 23rd St	0.56mi	3/1.0 (+1)	1,000 (-6%)	4mo	$19,900	$20	55
2614 NW Bell Ave	0.63mi	3/1.5 (+1)	1,000 (-6%)	2mo	$54,500	$55	51
1416 NW Bell Ave	0.67mi	3/2.0 (+1)	1,200 (+12%)	3mo	$119,900	$100	37
1410 NW Columbia Ave	0.64mi	3/2.0 (+1)	1,200 (+12%)	5mo	$108,000	$90	37

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: -10.8%
• Equity multiple: 0.62×
• Total profit: $-11,826
• Equity at exit: $16,401

10-year hold

• IRR: -5.6%
• Equity multiple: 0.68×
• Total profit: $-9,947
• Equity at exit: $9,511

Cash invested: $30,800 (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: 208
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $139

Break-even live

Break-even rent $867

Max offer price $110,000

Occupancy floor 82%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-13
   statusdays on market $110,000 Pending 6 DOM
2. 2026-06-10
   days on market $110,000 Active 5 DOM
3. 2026-06-09
   days on market $110,000 Active 4 DOM
4. 2026-06-08
   days on market $110,000 Active 3 DOM
5. 2026-06-07
   remarks 607-char remark
6. 2026-06-07
   listed $110,000 Active 2 DOM

ⓘ 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: $748 · $62/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$242/yr (+$20/mo · 32.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 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: $12,513
• − Mortgage interest: −$6,162
• − Property taxes: −$748
• − Insurance: −$550
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$3,200
• Taxable loss: −$149
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $1,701/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

1 event — show timeline

• 2026-05-29 Listed $110,000 LBRMLS

Property tax history

+2.3%/yr

Latest (2025): $748 · +23.2% YoY. Source: county tax records.