1405 NW Baldwin Ave · Lawton, OK 73507

$84,500

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 176 Days on market

Built 1950 7,524 sqft lot

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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 MLS

Investment opportunity with this purchase. The main home is 2 bedrooms, 1 bath and the detached garage has been converted to a 1 bed, 1 bath efficiency studio apartment. The 2 bed home has hardwood floors, updated bath, vinyl siding, updated electric and other improvements. The 1 bed apartment needs a little work but both places are very livable just like they are. The property is priced to sell and will have a positive cash flow once rented. Both are currently unoccupied and are being sold AS-IS. For information call Real Estate Experts LLC.

Key facts

• New hot water tank
• New flooring
• New paint

Tags

• NEWLY REMODELED INTERIORS
• NEW FLOORING
• NEW PAINT
• NEW HOT WATER TANK
• UPDATED BATHROOMS
• UPDATED KITCHENS

Property features AI

Exterior

• Utilities: Natural gas available; Public sewer
• Home design: Residential income property; One story; Residential units subtype
• Construction: Composition roof; Slab foundation; Built on crawl space
• Exterior features: Fenced yard; Publicly maintained city street frontage (57 x 132 lot)

Interior

• Kitchen: Refrigerator; Oven
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Electric heating; Other heating; Ceiling fan cooling; Window unit cooling
• Interior features: Ceiling fans throughout; Window coverings
• Laundry & utility: In-unit laundry hookup (washer hookup)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($944 rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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, schools D-, crime 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.
• 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 $584 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 176 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $84k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $74,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 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 1950 — 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: 1.12% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.95%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $45,024
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 NW Williams Ave	0.46mi	2/1.0	700 (+4%)	11mo	$13,000	$19	63
1814 NW Sheridan Rd	0.72mi	2/1.0	700 (+4%)	7mo	$50,000	$71	54
1310 NW Euclid	0.74mi	2/1.0	691 (+3%)	16mo	$46,500	$67	48
2525 NW Prentice Ave	0.69mi	2/1.0	700 (+4%)	24mo	$79,000	$113	41
2011 NW Taft Ave	0.70mi	2/1.0	720 (+7%)	19mo	$41,000	$57	39

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,261
• Equity at exit: $12,599

10-year hold

• IRR: 5.3%
• Equity multiple: 1.35×
• Total profit: $8,224
• Equity at exit: $7,306

Cash invested: $23,660 (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: 7.5×

Monthly cashflow live

• Estimated rent: $944 medium
• Mortgage (P&I): −$443
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $236

Break-even live

Break-even rent $646

Max offer price $84,500

Occupancy floor 70%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-19
   days on market $84,500 Active 176 DOM
2. 2026-06-18
   days on market $84,500 Active 175 DOM
3. 2026-06-17
   days on market $84,500 Active 174 DOM
4. 2026-06-16
   days on market $84,500 Active 173 DOM
5. 2026-06-15
   days on market $84,500 Active 172 DOM
6. 2026-06-14
   days on market $84,500 Active 170 DOM
7. 2026-06-13
   days on market $84,500 Active 169 DOM
8. 2026-06-10
   days on market $84,500 Active 167 DOM
9. 2026-06-09
   days on market $84,500 Active 166 DOM
10. 2026-06-08
    days on market $84,500 Active 165 DOM
11. 2026-06-07
    days on market $84,500 Active 164 DOM
12. 2026-06-05
    days on market $84,500 Active 161 DOM
13. 2026-06-03
    days on market $84,500 Active 160 DOM
14. 2026-06-02
    days on market $84,500 Active 159 DOM
15. 2026-06-01
    days on market $84,500 Active 158 DOM
16. 2026-05-31
    days on market $84,500 Active 157 DOM
17. 2026-05-30
    days on market $84,500 Active 156 DOM
18. 2026-03-23
    status Active
19. 2026-01-13
    price $84,500
20. 2025-12-04
    status Active
21. 2025-12-01
    historical Active Under Contract
22. 2025-11-13
    price $85,000
23. 2025-09-02
    listed $90,000 Active
24. 2025-01-12
    historical $850
25. 2024-12-12
    listed $850
26. 2024-10-22
    listed $90,000 Active
27. 2024-07-31
    historical $850
28. 2024-07-19
    listed $850
29. 2024-06-29
    historical $850
30. 2024-06-03
    listed $850
31. 2024-06-03
    historical $850
32. 2024-05-29
    listed $850
33. 2023-11-17
    soldstatus $30,000 Closed 548-char remark

    Show marketing remark (548 chars)

    Investment opportunity with this purchase. The main home is 2 bedrooms, 1 bath and the detached garage has been converted to a 1 bed, 1 bath efficiency studio apartment. The 2 bed home has hardwood floors, updated bath, vinyl siding, updated electric and other improvements. The 1 bed apartment needs a little work but both places are very livable just like they are. The property is priced to sell and will have a positive cash flow once rented. Both are currently unoccupied and are being sold AS-IS. For information call Real Estate Experts LLC.

34. 2023-11-07
    historical Active Under Contract 548-char remark

    Show marketing remark (548 chars)

    Investment opportunity with this purchase. The main home is 2 bedrooms, 1 bath and the detached garage has been converted to a 1 bed, 1 bath efficiency studio apartment. The 2 bed home has hardwood floors, updated bath, vinyl siding, updated electric and other improvements. The 1 bed apartment needs a little work but both places are very livable just like they are. The property is priced to sell and will have a positive cash flow once rented. Both are currently unoccupied and are being sold AS-IS. For information call Real Estate Experts LLC.

35. 2023-10-27
    listed $35,000 Active 548-char remark

    Show marketing remark (548 chars)

    Investment opportunity with this purchase. The main home is 2 bedrooms, 1 bath and the detached garage has been converted to a 1 bed, 1 bath efficiency studio apartment. The 2 bed home has hardwood floors, updated bath, vinyl siding, updated electric and other improvements. The 1 bed apartment needs a little work but both places are very livable just like they are. The property is priced to sell and will have a positive cash flow once rented. Both are currently unoccupied and are being sold AS-IS. For information call Real Estate Experts LLC.

36. 2012-02-01
    soldstatus $9,500

ⓘ 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: $381 · $32/mo
• Projected year-2 tax: $760 · $63/mo
• Expected delta: +$379/yr (+$32/mo · 99.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $11,327
• − Mortgage interest: −$4,733
• − Property taxes: −$381
• − Insurance: −$422
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$2,458
• Taxable income: $1,519
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $2,462/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

+789.5% since first listed

19 events — show timeline

• 2026-03-23 Relisted — LBRMLS
• 2026-01-13 Price Changed $84,500 LBRMLS
• 2025-12-04 Relisted — LBRMLS
• 2025-12-01 Contingent — LBRMLS
• 2025-11-13 Price Changed $85,000 LBRMLS
• 2025-09-02 Listed $90,000 LBRMLS
• 2025-01-12 Rental Removed $850 TURBOTENANT
• 2024-12-12 Listed for Rent $850 TURBOTENANT
• 2024-10-22 Listed $90,000 LBRMLS
• 2024-07-31 Rental Removed $850 TURBOTENANT
• 2024-07-19 Listed for Rent $850 TURBOTENANT
• 2024-06-29 Rental Removed $850 TURBOTENANT
• 2024-06-03 Listed for Rent $850 TURBOTENANT
• 2024-06-03 Rental Removed $850 TURBOTENANT
• 2024-05-29 Listed for Rent $850 TURBOTENANT
• 2023-11-17 Sold (MLS) $30,000 LBRMLS
• 2023-11-07 Contingent — LBRMLS
• 2023-10-27 Listed $35,000 LBRMLS
• 2012-02-01 Sold (Public Records) $9,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $381 · -0.5% YoY. Source: county tax records.