1412 NW Andrews Ave · Lawton, OK 73507

$115,000

1 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 105 Days on market

Built 1952 6,715 sqft lot

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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 +16.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.4/10.0
• 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

Excellent opportunity to own a triplex with three income-producing units, each currently renting for $350 per month. This property offers steady rental income with strong potential for long-term cash flow. Each unit provides a functional layout designed for comfortable everyday living, making it appealing for tenants and helping support consistent occupancy. Whether you are an experienced investor expanding your portfolio or a first-time investor looking for multiple income streams, this property provides immediate rental income with the potential to increase value through future improvements and rental adjustments. Conveniently located near local amenities, shopping, and dining, adding to

Key facts

• Multi unit property
• Triplex
• Functional layout

Tags

• TRIPLEX
• INCOME PRODUCING UNITS
• STEADY RENTAL INCOME
• FUNCTIONAL LAYOUT
• MULTIPLE INCOME STREAMS
• MULTI UNIT PROPERTY

Property features AI

Finance

• Other: Occupancy: occupied
• Financial info: Tax amount listed (not included per instructions); Price and income details withheld from this section
• HOA & community: No mandatory association dues

Exterior

• Home design: Residential income property; Triplex
• Construction: Brick and frame construction; Composition roof; Built (existing)
• Exterior features: Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump heating; Zoned cooling
• Interior features: Conventional foundation

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $72 ($868/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 $97k (15.5% below list).
• Recommended offer: $97k (15.5% 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: Pat Henry Es (math 12% / reading 17%, grade F, #604 of 845 statewide, top 76%, 508 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 $795 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 105 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $60k; list at $115k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $97,155 (15.5% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $49,920
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 NW Kingsbury	0.40mi	2/1.0 (+1)	1,146 (-8%)	3mo	$35,000	$31	60
732 NW 16th St	0.60mi	2/1.0 (+1)	1,200 (-4%)	3mo	$99,000	$83	58
1614 NW Smith Ave	0.38mi	2/1.0 (+1)	1,300 (+4%)	21mo	$45,000	$35	53
1706 NW Irwin Ave	0.27mi	2/2.0 (+1)	1,100 (-12%)	17mo	$44,000	$40	44

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: -14.9%
• Equity multiple: 0.48×
• Total profit: $-16,689
• Equity at exit: $17,147

10-year hold

• IRR: -11.0%
• Equity multiple: 0.41×
• Total profit: $-18,948
• Equity at exit: $9,943

Cash invested: $32,200 (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: 9.9×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $72

Break-even live

Break-even rent $880

Max offer price $115,000

Occupancy floor 88%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $115,000 Active 105 DOM
2. 2026-06-18
   days on market $115,000 Active 104 DOM
3. 2026-06-17
   days on market $115,000 Active 103 DOM
4. 2026-06-16
   days on market $115,000 Active 102 DOM
5. 2026-06-15
   days on market $115,000 Active 101 DOM
6. 2026-06-14
   days on market $115,000 Active 99 DOM
7. 2026-06-13
   days on market $115,000 Active 98 DOM
8. 2026-06-10
   days on market $115,000 Active 96 DOM
9. 2026-06-09
   days on market $115,000 Active 95 DOM
10. 2026-06-08
    days on market $115,000 Active 94 DOM
11. 2026-06-07
    days on market $115,000 Active 93 DOM
12. 2026-06-05
    days on market $115,000 Active 90 DOM
13. 2026-06-03
    days on market $115,000 Active 89 DOM
14. 2026-06-02
    days on market $115,000 Active 88 DOM
15. 2026-06-01
    days on market $115,000 Active 87 DOM
16. 2026-05-31
    days on market $115,000 Active 86 DOM
17. 2026-05-30
    days on market $115,000 Active 85 DOM
18. 2026-03-06
    listed $115,000 Active
19. 2009-07-30
    soldstatus $60,000
20. 2009-07-30
    soldstatus $60,000
21. 2009-06-08
    listed $63,900
22. 2005-05-17
    soldstatus $30,000
23. 2001-07-26
    soldstatus $7,000
24. 1995-05-24
    soldstatus $25,000

ⓘ 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: $530 · $44/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$505/yr (+$42/mo · 95.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $11,659
• − Mortgage interest: −$6,442
• − Property taxes: −$530
• − Insurance: −$575
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$3,345
• Taxable loss: −$1,099
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $1,132/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

+360.0% since first listed

7 events — show timeline

• 2026-03-06 Listed $115,000 MLSOK
• 2009-07-30 Sold (Public Records) $60,000 Public Records
• 2009-07-30 Sold (MLS) $60,000 LBRMLS
• 2009-06-08 Listed $63,900 LBRMLS
• 2005-05-17 Sold (Public Records) $30,000 Public Records
• 2001-07-26 Sold (Public Records) $7,000 Public Records
• 1995-05-24 Sold (Public Records) $25,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $530 · +4.5% YoY. Source: county tax records.