1209 N Cottonwood Dr · Midwest City, OK 73130

$125,000

3 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 15 Days on market

Built 1960 0.29 ac lot $109/sqft · 19% below area Est $155k · 19% under

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Why this score? — see what drove the B- 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.3/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bath home in the heart of Midwest City! Recently updated with fresh interior paint and brand-new flooring throughout, this home is move-in ready. The HVAC system has been service, and the well and septic system has been recently inspected and cleaned by Irwin Septic Co. The living area flows into a spacious kitchen featuring ample cabinet space, generous countertops, and a breakfast bar. Enjoy an oversized bathroom and a functional, comfortable layout. Outside, the backyard is fully fenced with mature trees, a detached garage with power and storage, a storage shed, and a chicken coop. Conveniently located near Tinker Air Force Base, I-40, and I-35—ideal for first

Key facts

• Generous countertops
• New flooring
• Spacious kitchen

Tags

• UPDATED INTERIOR PAINT
• NEW FLOORING
• SPACIOUS KITCHEN
• AMPLE CABINET SPACE
• GENEROUS COUNTERTOPS
• BREAKFAST BAR

Property features AI

Finance

• Other: Homestead property; Livestock allowed
• Financial info: Financing available: Cash, Conventional, FHA or VA; Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking; Backyard parking; 2-car garage
• Utilities: Electricity available; High-speed internet available; Public water; Septic tank
• Home design: Single family residence; One level; East-facing
• Construction: Vinyl siding exterior; Metal roof (replaced 2018); Aluminum frame windows; Slab foundation; Built/existing property
• Exterior features: Open patio; Outbuildings; Exterior storage; Chain link fencing; Wooded lot

Interior

• Kitchen: Electric freestanding range/oven; Dishwasher; Disposal; Water heater
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Open patio access; Outbuildings and exterior storage; Inside utility
• Laundry & utility: Utility room inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.6% in Midwest City — 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 71/100 on livability (#30 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D+, schools D, employment D.
• Oklahoma City (urban): math 7% / reading 10% proficiency, ranked #254 of 270 in OK (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.7%/yr); 160 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 5,365 units permitted in Oklahoma County in 2024 (569 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Oklahoma County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 $88k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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 D 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. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.37%
• Cash-on-cash: 11.00%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (median comp): $154,753
• List price: $125,000
• Delta: -19.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10015 Isaac Dr	0.24mi	3/1.5	1,142 (-1%)	1mo	$164,000	$144	84
10014 Caton Pl	0.26mi	3/1.5	1,076 (-6%)	2mo	$145,000	$135	74
9925 NE 7th St	0.30mi	3/1.5	1,206 (+5%)	4mo	$157,000	$130	72
808 Moraine Ave	0.47mi	4/1.5 (+1)	1,135 (-1%)	1mo	$150,000	$132	68
712 N Cedar Dr	0.66mi	3/1.0	1,119 (-3%)	0mo	$159,900	$143	64
645 Lloyd Ave	0.45mi	4/1.5 (+1)	1,186 (+3%)	3mo	$147,000	$124	64
9904 Mark Trl	0.52mi	3/2.0	1,105 (-4%)	5mo	$175,000	$158	61
1816 Michell Dr	0.59mi	3/2.0	1,108 (-4%)	5mo	$130,000	$117	58
800 Lotus Ave	0.40mi	3/1.0	1,000 (-13%)	3mo	$164,000	$164	57
701 Royal Ave	0.45mi	3/1.5	1,006 (-12%)	2mo	$155,000	$154	55
1617 Mcgregor Dr	0.62mi	3/1.5	1,012 (-12%)	5mo	$105,000	$104	45
1116 N Timber Rd	0.68mi	2/2.0 (-1)	1,015 (-12%)	0mo	$310,000	$305	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 · 5.73% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $4,148
• Equity at exit: $18,638

10-year hold

• IRR: 14.9%
• Equity multiple: 2.35×
• Total profit: $47,144
• Equity at exit: $10,808

Cash invested: $35,000 (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 73130

• Home prices YoY: -21.0%
• Rents YoY: 5.7%
• Active inventory: 160
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$656
• Tax from tax record: −$87 /mo · $1,049/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $321

Break-even live

Break-even rent $1,006

Max offer price $125,000

Occupancy floor 72%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Royal Ave Oklahoma City, OK	3.0	1.0	951	$1,200	$1.26	16d	1	0.32mi
10220 Isaac Dr Oklahoma City, OK	3.0	1.0	1106	$1,250	$1.13	43d	1	0.32mi
9604 NE 11th St Oklahoma City, OK	4.0	1.0	1280	$1,795	$1.40	1d	1	0.41mi
645 Lloyd Ave Oklahoma City, OK	4.0	1.5	1186	$1,650	$1.39	1d	1	0.42mi
10400 Caton Pl Oklahoma City, OK	3.0	2.0	1164	$1,280	$1.10	23d	1	0.43mi
629 Lloyd Ave Oklahoma City, OK	4.0	1.5	1213	$1,095	$0.90	3d	1	0.46mi
9528 McIntosh Ave Oklahoma City, OK	3.0	2.0	1164	$1,195	$1.03	43d	1	0.47mi
1216 McGregor Dr Oklahoma City, OK	4.0	1.5	1212	$1,495	$1.23	2d	1	0.48mi
633 Lotus Ave Oklahoma City, OK	3.0	1.0	1038	$1,300	$1.25	10d	1	0.49mi
1520 Patricia Dr Oklahoma City, OK	3.0	1.0	1040	$1,200	$1.15	43d	1	0.51mi
1525 N Christine Dr Oklahoma City, OK	3.0	1.5	1264	$1,035	$0.82	2d	1	0.56mi
1617 N Christine Dr Oklahoma City, OK	2.0	2.0	962	$1,050	$1.09	23d	1	0.59mi
1400 Alan Ln Oklahoma City, OK	3.0	2.0	1288	$1,495	$1.16	43d	1	0.60mi
1525 McGregor Dr Oklahoma City, OK	3.0	1.5	1012	$1,275	$1.26	1d	1	0.60mi
1817 Tim Dr Oklahoma City, OK	3.0	2.0	1373	$1,399	$1.02	1d	1	0.60mi
1809 Michell Dr Oklahoma City, OK	3.0	1.0	1125	$1,095	$0.97	2d	1	0.61mi
604 Moraine Ave Oklahoma City, OK	3.0	1.5	1181	$1,395	$1.18	1d	1	0.62mi
10601 Tumilty Ter Oklahoma City, OK	4.0	2.0	1377	$1,820	$1.32	23d	1	0.63mi
405 Lotus Ave Oklahoma City, OK	3.0	2.0	1300	$1,611	$1.24	1d	1	0.71mi
1400 Marydale Ave Oklahoma City, OK	3.0	1.0	1082	$1,150	$1.06	15d	1	0.78mi
9212 Jennifer Pl Oklahoma City, OK	3.0	2.0	960	$1,250	$1.30	43d	1	0.88mi
9705 Oak Tree Ter Oklahoma City, OK	3.0	2.0	1100	$1,410	$1.28	10d	1	0.90mi
1620 Cynthia Dr Oklahoma City, OK	4.0	1.0	1203	$1,450	$1.21	43d	1	0.97mi
1617 Cynthia Dr Oklahoma City, OK	4.0	1.0	1161	$1,450	$1.25	43d	1	0.99mi
1168 N Douglas Blvd Oklahoma City, OK	1.0–2.0	1.0	725	$1,020	$1.41	16d	1	1.00mi
217 Saint Charles Way Oklahoma City, OK	4.0	2.0	1448	$1,525	$1.05	23d	1	1.06mi
1619 N Douglas Blvd Oklahoma City, OK	3.0	2.0	1152	$1,129	$0.98	1d	1	1.20mi
8910 Oak Valley Dr Oklahoma City, OK	2.0	2.0	935	$1,000	$1.07	20d	1	1.22mi
910 N Oakview Dr Oklahoma City, OK	3.0	2.0	1512	$1,239	$0.82	1d	1	1.26mi
2008 Midridge Dr Oklahoma City, OK	3.0	2.0	1232	$1,325	$1.08	14d	1	1.42mi
8741 Hillridge Dr Oklahoma City, OK	3.0	2.0	1182	$1,495	$1.26	1d	1	1.46mi
8741 Hillridge Dr Oklahoma City, OK	3.0	2.0	1182	$1,495	$1.26	43d	1	1.46mi

Listing history 25 events

1. 2026-05-08
   status Pending 809-char remark
2. 2026-04-23
   listed $125,000 Active 809-char remark
3. 2018-05-17
   soldstatus $88,000
4. 2017-11-27
   soldstatus $42,000
5. 2017-03-15
   soldstatus $170,000
6. 2016-07-15
   historical
7. 2016-04-19
   price $50,800
8. 2016-03-02
   price $50,900
9. 2016-02-03
   price $55,900
10. 2016-02-03
    price $59,800
11. 2016-01-13
    listed $59,900 Active
12. 2014-08-25
    historical
13. 2014-03-17
    listed $57,000
14. 2013-10-03
    historical
15. 2012-03-05
    listed $63,000
16. 2012-03-01
    historical
17. 2011-10-18
    listed $47,500
18. 2011-09-24
    historical
19. 2010-10-19
    listed $53,900
20. 2010-10-02
    historical
21. 2009-10-14
    listed $69,000
22. 2006-11-27
    soldstatus $40,000
23. 2006-11-17
    soldstatus $40,000
24. 2006-09-04
    listed $49,900
25. 1993-04-27
    soldstatus $15,000

ⓘ 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: $1,049 · $87/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$76/yr (+$6/mo · 7.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $16,951
• − Mortgage interest: −$7,002
• − Property taxes: −$1,049
• − Insurance: −$625
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$3,636
• Taxable income: $1,926
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $3,389/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: Oklahoma City
• NCES district ID: 4022770
• Math proficiency: 7% ▼ -5.00%
• Reading proficiency: 10% ▼ -6.00%
• Median HH income: $35,606
• Composite: 7.0/100
• National rank: #9970
• State rank: #254 of 270 in OK

Livability — Midwest City

• Score: 71/100
• State rank: #30
• US rank: #6637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midwest City, OK
• County: Oklahoma County · 771,644 people
• City population: 57,386
• Metro: Oklahoma City, OK
• Population (ZIP): 21,476
• Household income: $71,189
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 378.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 60% Black 18% Two or more races 14% Hispanic / Latino 7% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Tagalog/Filipino 1%

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: ▼ -65.22%
• Current HPI: 245.8385
• Rent YoY: ▲ 5.73%
• Metro: Oklahoma City, 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

+733.3% since first listed

25 events — show timeline

• 2026-05-08 Pending — MLSOK
• 2026-04-23 Listed $125,000 MLSOK
• 2018-05-17 Sold (Public Records) $88,000 Public Records
• 2017-11-27 Sold (Public Records) $42,000 Public Records
• 2017-03-15 Sold (Public Records) $170,000 Public Records
• 2016-07-15 Listing Removed — MLSOK
• 2016-04-19 Price Changed $50,800 MLSOK
• 2016-03-02 Price Changed $50,900 MLSOK
• 2016-02-03 Price Changed $55,900 MLSOK
• 2016-02-03 Price Changed $59,800 MLSOK
• 2016-01-13 Listed $59,900 MLSOK
• 2014-08-25 Listing Removed — MLSOK
• 2014-03-17 Listed $57,000 MLSOK
• 2013-10-03 Listing Removed — MLSOK
• 2012-03-05 Listed $63,000 MLSOK
• 2012-03-01 Listing Removed — MLSOK
• 2011-10-18 Listed $47,500 MLSOK
• 2011-09-24 Listing Removed — MLSOK
• 2010-10-19 Listed $53,900 MLSOK
• 2010-10-02 Listing Removed — MLSOK
• 2009-10-14 Listed $69,000 MLSOK
• 2006-11-27 Sold (Public Records) $40,000 Public Records
• 2006-11-17 Sold (MLS) $40,000 MLSOK
• 2006-09-04 Listed $49,900 MLSOK
• 1993-04-27 Sold (Public Records) $15,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,049 · -0.7% YoY. Source: county tax records.