21333 Sunset Ln · Harrah, OK 73045

$174,000

3 bd · 3.0 ba · 1,848 sqft · Manufactured public records · 17 Days on market

Built 1995 5.03 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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

SWEAT EQUITY SPECIAL OPPORTUNITY – 5 ACRES IN HARRAH! Available upon request: Copy of 2026 AS-IS-Condition Appraisal Rare opportunity to acquire approximately 5.03 acres in Harrah with an existing 4-bedroom, 2.5-bath manufactured home offering renovation, rental, or long-term investment potential. This bank-owned/REO property is being sold STRICTLY AS-IS, WHERE-IS. Seller has never occupied the property and makes no warranties, representations, repairs, disclosures, or repair credits. Buyer is responsible for all inspections and due diligence. IMPORTANT: Utilities are currently off and will not be activated by the seller. Property condition may limit financing options. Buyers shoul

Key facts

• Rental potential
• Manufactured home
• 5 acres

Tags

• 5 ACRES
• MANUFACTURED HOME
• RENOVATION POTENTIAL
• RENTAL POTENTIAL
• LONG-TERM INVESTMENT POTENTIAL

Property features AI

Finance

• Other: Homestead claimed; Located in Dewey Township; Property listed as REO / bank owned; corporate approval may affect sale; GPS directions provided
• Financial info: Seller is offering property as-is; Conventional financing acceptable; Loan qualification allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: No flood insurance indicated
• Home design: Single-family residence; One level
• Construction: Manufactured construction; Shingle roof; Conventional foundation; Built to be moved to site
• Exterior features: Outbuildings; Pasture, rural and wooded lot characteristics

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; One dining area; No dedicated study; In-law plan not indicated

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $174k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/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 $168k (3.7% below list).
• Recommended offer: $168k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 4.3% in Harrah — 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 64/100 on livability (#163 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Harrah (town): math 24% / reading 29% proficiency, ranked #82 of 270 in OK (top 30%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Clara Reynolds Es (math 27% / reading 27%, grade F, #311 of 845 statewide, top 40%, 313 students, 0% FRL); Harrah Hs (math 27% / reading 27%, grade F, #125 of 447 statewide, top 31%, 630 students, 0% FRL) — zoned schools average 0% FRL vs 42% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 194 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $167,547 (3.7% 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 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?
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: 0.96% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-16,319
• Equity at exit: $25,944

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,040
• Equity at exit: $15,044

Cash invested: $48,720 (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 73045

• Home prices YoY: -16.9%
• Active inventory: 194
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$152 /mo · $1,823/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $187

Break-even live

Break-even rent $1,439

Max offer price $174,000

Occupancy floor 84%

Sensitivity live

Price	-10% $285	-5% $236	+0% $187	+5% $137	+10% $88
Rent	-10% $54	-5% $121	+0% $187	+5% $253	+10% $319
Rate	-1.0pp $274	-0.5pp $231	base $187	+0.5pp $142	+1.0pp $96

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-16
   status $174,000 Pending 17 DOM
2. 2026-06-15
   days on market $174,000 Active 17 DOM
3. 2026-06-13
   days on market $174,000 Active 15 DOM
4. 2026-06-13
   days on market $174,000 Active 14 DOM
5. 2026-06-09
   days on market $174,000 Active 11 DOM
6. 2026-06-08
   days on market $174,000 Active 10 DOM
7. 2026-06-07
   days on market $174,000 Active 9 DOM
8. 2026-06-03
   days on market $174,000 Active 5 DOM
9. 2026-06-02
   days on market $174,000 Active 4 DOM
10. 2026-06-01
    days on market $174,000 Active 3 DOM
11. 2026-05-31
    days on market $174,000 Active 2 DOM

ⓘ 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: $1,823 · $152/mo
• Projected year-2 tax: $1,823 · $152/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,106
• − Mortgage interest: −$9,747
• − Property taxes: −$1,823
• − Insurance: −$870
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$5,062
• Taxable loss: −$613
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $2,388/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: Harrah
• NCES district ID: 4013890
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 29% ▼ -9.00%
• Median HH income: $52,737
• Composite: 23.55/100
• National rank: #7860
• State rank: #82 of 270 in OK

Livability — Harrah

• Score: 64/100
• State rank: #163
• US rank: #13659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,542
• Population (ZIP): 11,542

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 (79%)
• Race & ethnicity: White 79% Two or more races 9% Hispanic / Latino 7% Native American 6% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -55.25%
• Current HPI: 272.5731
• 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

+5.5% since first listed

18 events — show timeline

• 2026-05-29 Listed $174,000 MLSOK
• 2025-12-23 Listing Removed — MLSOK
• 2025-07-15 Price Changed $199,000 MLSOK
• 2025-06-23 Listed $199,900 MLSOK
• 2025-03-13 Listing Removed — MLSOK
• 2024-11-01 Price Changed $199,900 MLSOK
• 2024-10-14 Price Changed $223,900 MLSOK
• 2024-09-13 Listed $225,900 MLSOK
• 2020-06-02 Sold (Public Records) $153,000 Public Records
• 2020-05-29 Sold (MLS) $152,900 MLSOK
• 2020-03-13 Pending — MLSOK
• 2020-02-17 Listed $148,500 MLSOK
• 2020-01-20 Listing Removed — MLSOK
• 2020-01-11 Price Changed $157,900 MLSOK
• 2019-10-15 Price Changed $159,900 MLSOK
• 2019-09-17 Price Changed $162,500 MLSOK
• 2019-08-21 Price Changed $164,525 MLSOK
• 2019-07-19 Listed $164,900 MLSOK

Property tax history

+16.2%/yr

Latest (2025): $1,823 · -2.1% YoY. Source: county tax records.