506 SW 13th St · Lawton, OK 73501

$119,900

3 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 63 Days on market

Built 1956 7,000 sqft lot Est $113k · 6% over

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +6.4/10.0
• ARV discount +4.6/15.0
• Appreciation +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Absolutely incredible deal for an investor or owner occupant who wants to get the mortgage covered by rent. Great redone three bedroom home with a redone duplex included! The house has all new paint, new roof, new LVP flooring throughout, new Thermopane windows, and new fixtures! The kitchen is all new with granite countertops, stainless steel appliances including new range and refrigerator, new fixtures and new tile backsplash. The bathroom is all new with new tub surround, new vanity, new fixtures and more. There is a huge separate laundry room and the primary bedroom has a walk-in closet. The garage has a storm cellar and the entire property is fenced. The duplex is 1200 SF and each side

Key facts

• New tile backsplash
• New lvp flooring
• Granite countertops

Tags

• NEW ROOF
• NEW LVP FLOORING
• NEW THERMOPANE WINDOWS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NEW TILE BACKSPLASH

Property features AI

Exterior

• Parking: 1 parking space (1 covered); 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One level; Updated/remodeled; Zoned R-2 (2-family dwelling)
• Construction: Vinyl siding; Crawl space foundation; Built/constructed (updated/remodeled)
• Exterior features: Covered porch; Chain link fencing; Composition roof; Public maintained road frontage on a city street

Interior

• Kitchen: Cooktop; Granite counters
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Other heating; Central air; Ceiling fan(s); Electric cooling
• Interior features: Walk-in closets; Vaulted ceilings; Granite counters; Double pane windows with window coverings
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (14.4% below list).
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $103k (14.4% below list) — sets the bar for cash-flow.
• 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, 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: Lincoln Es (math 8% / reading 8%, grade F, #741 of 845 statewide, top 89%, 401 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 rising (+1.7%/yr); 117 active listings in the ZIP; 133 units permitted in Comanche County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $829 of loan paydown is wiped out by about $850 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 63 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $120k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,625 (14.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.14% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $112,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 SW H Ave	0.33mi	3/2.0	1,400 (+7%)	2mo	$120,000	$86	68
1206 SW B Ave	0.26mi	4/1.0 (+1)	1,446 (+10%)	4mo	$125,000	$86	62
803 NW Arlington Ave	0.68mi	3/3.0	1,300 (-1%)	2mo	$215,000	$165	57
204 SW 16th St	0.35mi	2/2.0 (-1)	1,400 (+7%)	8mo	$5,000	$4	56
1505 NW Lake Ave	0.64mi	3/2.0	1,400 (+7%)	4mo	$61,001	$44	51
913 SW 7th St	0.60mi	3/2.0	1,400 (+7%)	7mo	$110,000	$79	50
1416 NW Bell Ave	0.67mi	3/2.0	1,200 (-8%)	3mo	$119,900	$100	49
1707 SW C Ave	0.44mi	3/1.0	1,500 (+14%)	8mo	$67,000	$45	49
1705 NW Lake Ave	0.71mi	3/2.0	1,416 (+8%)	1mo	$179,000	$126	48
1410 NW Columbia Ave	0.73mi	3/2.0	1,200 (-8%)	5mo	$108,000	$90	44
1004 NW Columbia Ave	0.72mi	2/1.0 (-1)	1,200 (-8%)	6mo	$135,000	$113	42
1407 NW Lake Ave	0.62mi	3/2.0	1,500 (+14%)	9mo	$110,000	$73	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.71% appreciation · 1.7% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.55×
• Total profit: $-15,205
• Equity at exit: $30,625

10-year hold

• IRR: -5.2%
• Equity multiple: 0.53×
• Total profit: $-15,943
• Equity at exit: $33,615

Cash invested: $33,572 (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 73501

• Home prices YoY: -0.4%
• Rents YoY: 1.7%
• Active inventory: 117
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,367 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$72 /mo · $870/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-98

Break-even live

Break-even rent $1,491

Max offer price $102,625

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-64	+0% $-98	+5% $-132	+10% $-166
Rent	-10% $-206	-5% $-152	+0% $-98	+5% $-44	+10% $10
Rate	-1.0pp $-37	-0.5pp $-67	base $-98	+0.5pp $-129	+1.0pp $-160

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-19
   status Pending
2. 2026-04-02
   historical Active Under Contract
3. 2026-03-12
   listed $119,900 Active
4. 2007-03-06
   soldstatus $30,000

ⓘ 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: $870 · $72/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$209/yr (+$17/mo · 24.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $16,405
• − Mortgage interest: −$6,716
• − Property taxes: −$870
• − Insurance: −$5,718
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$3,488
• Taxable loss: −$3,012
• Est. tax savings @ 24.0%: +$723
• After-tax cash flow: $-451/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): 20,397
• Household income: $49,741
• Rent vs Own: 54.8% rent · 45.2% own
• Severe rent burden: 742.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 45% Black 20% Two or more races 18% Hispanic / Latino 14% Native American 7% Asian 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 8% Tagalog/Filipino 1% German/W. Germanic 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: ▼ -0.71%
• Current HPI: 172.4877
• Rent YoY: ▲ 1.70%
• 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

+299.7% since first listed

4 events — show timeline

• 2026-05-19 Pending — LBRMLS
• 2026-04-02 Contingent — LBRMLS
• 2026-03-12 Listed $119,900 LBRMLS
• 2007-03-06 Sold (Public Records) $30,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $870 · -10.8% YoY. Source: county tax records.