21210 E Cottonwood Cir · Luther, OK 73054

$170,000

3 bd · 3.0 ba · 2,128 sqft · Manufactured public records · 6 Days on market

Built 1995 10 ac 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 +13.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

NEW PRICE !! 10 Acres with 2,128 sq ft 4 bed, 2.5 baths. Newer Roof. Beautiful property with 2 ponds with plenty of fish. 40X60 Barn with stalls. Very quiet and lots of Deer & Turkey. Newer stove & Fridge. Center Island with pantry. Open floor plan into living area. Brick Corner real wood Fireplace. Covered back porch. Home spacious and ready for the new family or for the retired who want to relax.

Key facts

• 10 acres mol
• Pond
• Storm shelter

Tags

• 10 ACRES MOL
• POND
• DETACHED GARAGE
• SHEDS
• STORM SHELTER
• FENCED AREAS

Property features AI

Finance

• Other: Livestock allowed; Located in Cottonwood Hollow Estates (Luther)
• Financial info: Listing offered as-is; cash or cash-only terms
• HOA & community: No mandatory association dues

Exterior

• Parking: Attached or detached 2-car garage
• Security: Below-ground storm shelter
• Utilities: Homestead eligible
• Home design: Single-family residence; Manufactured construction; Metal roof; Move-to-site build status; Entry level: One
• Construction: Manufactured construction; Combination foundation; Metal roof; Built as move-to-site
• Exterior features: Barn(s); Covered deck; Outbuildings; Pond; Interior lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: In-law plan; One-level living; Living areas (2); Dining areas (2); Fireplace with insert

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $6 ($69/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 $129k (24.3% below list).
• Recommended offer: $129k (24.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#374 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Luther (rural): math 20% / reading 22% proficiency, ranked #146 of 270 in OK (top 54%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Luther Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 336 students, 0% FRL); Luther Hs (math 17% / reading 27%, grade F, #222 of 447 statewide, top 52%, 248 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 65 active listings in the ZIP; 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $139k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $128,663 (24.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 0.76% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.95×
• Total profit: $92,869
• Equity at exit: $153,149

10-year hold

• IRR: 21.6%
• Equity multiple: 6.74×
• Total profit: $273,035
• Equity at exit: $330,273

Cash invested: $47,600 (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 73054

• Home prices YoY: 15.9%
• Active inventory: 65
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$48 /mo · $581/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $6

Break-even live

Break-even rent $1,279

Max offer price $170,000

Occupancy floor 95%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-31
   status $170,000 Pending 6 DOM
2. 2026-05-24
   listed $170,000 Active
3. 2014-10-23
   soldstatus $139,000
4. 2014-10-20
   soldstatus $139,000 409-char remark

   Show marketing remark (409 chars)

   NEW PRICE !! 10 Acres with 2,128 sq ft 4 bed, 2.5 baths. Newer Roof. Beautiful property with 2 ponds with plenty of fish. 40X60 Barn with stalls. Very quiet and lots of Deer & Turkey. Newer stove & Fridge. Center Island with pantry. Open floor plan into living area. Brick Corner real wood Fireplace. Covered back porch. Home spacious and ready for the new family or for the retired who want to relax.

5. 2014-06-16
   listed $147,000 409-char remark

   Show marketing remark (409 chars)

   NEW PRICE !! 10 Acres with 2,128 sq ft 4 bed, 2.5 baths. Newer Roof. Beautiful property with 2 ponds with plenty of fish. 40X60 Barn with stalls. Very quiet and lots of Deer & Turkey. Newer stove & Fridge. Center Island with pantry. Open floor plan into living area. Brick Corner real wood Fireplace. Covered back porch. Home spacious and ready for the new family or for the retired who want to relax.

6. 2012-11-15
   soldstatus $56,310
7. 2009-10-07
   historical
8. 2009-07-29
   listed $99,000
9. 2008-02-26
   soldstatus $100,000

ⓘ 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: $581 · $48/mo
• Projected year-2 tax: $1,530 · $127/mo
• Expected delta: +$949/yr (+$79/mo · 163.5%)

ⓘ 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 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,440
• − Mortgage interest: −$9,523
• − Property taxes: −$581
• − Insurance: −$850
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$4,945
• Taxable loss: −$2,930
• Est. tax savings @ 24.0%: +$703
• After-tax cash flow: $772/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: Luther
• NCES district ID: 4018630
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 22% ▼ -5.00%
• Median HH income: $55,830
• Composite: 19.3/100
• National rank: #8798
• State rank: #146 of 270 in OK

Livability — Luther

• Score: 59/100
• State rank: #374
• US rank: #19778

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Luther, OK
• City population: 4,562
• Population (ZIP): 4,562

Population outlook (Oklahoma County) Hauer SSP2

• Today (2025): 911,875 people
• By 2030: 982,413 · +7.7%
• By 2040: 1,130,468 · +24.0%
• By 2050: 1,288,422 · +41.3%
• By 2075: 1,711,482 · +87.7%
• By 2100: 2,088,448 · +129.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Native American 8% Hispanic / Latino 7% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Oklahoma

• 2024 margin: Toss-up / Even · D 48.0% · R 49.7% · Other 2.3%
• 2008→2024 swing: +15.1pp toward D · 2008: -16.8pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: R+1.1 2016: R+10.5 2012: R+16.7 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 53.64%
• Current HPI: 390.5721
• Rent YoY: —
• Metro: —
• 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

+70.0% since first listed

8 events — show timeline

• 2026-05-24 Listed $170,000 MLSOK
• 2014-10-23 Sold (Public Records) $139,000 Public Records
• 2014-10-20 Sold (MLS) $139,000 MLSOK
• 2014-06-16 Listed $147,000 MLSOK
• 2012-11-15 Sold (Public Records) $56,310 Public Records
• 2009-10-07 Listing Removed — MLSOK
• 2009-07-29 Listed $99,000 MLSOK
• 2008-02-26 Sold (Public Records) $100,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $581 · +26.4% YoY. Source: county tax records.