2908 Hickory Ln · Guthrie, OK 73034

$155,000

3 bd · 1.5 ba · 1,017 sqft · Land public records · 33 Days on market

Built 1977 10,019 sqft lot

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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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 3-bedroom, 1.5-bath home situated on a generously sized lot in Edmond. This property offers a functional layout with comfortable living spaces, abundant natural light, and great potential for a first-time homebuyer, investor, or anyone looking to add their personal touch. The kitchen provides ample cabinet space and flows into the dining and living areas for easy everyday living. Spacious bedrooms offer flexibility for guests, hobbies, or a home office. Step outside to enjoy the large backyard with room for outdoor entertaining, gardening, or future improvements. Conveniently located near shopping, dining, schools, and major commuter routes, this home combine

Key facts

• Outdoor entertaining
• Generously sized lot
• Large backyard

Tags

• GENEROUSLY SIZED LOT
• AMPLE CABINET SPACE
• LARGE BACKYARD
• OUTDOOR ENTERTAINING
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Electricity available; Public utilities
• Home design: Single-family residence; One level; Residential property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Existing property; Built on Green Oaks Ranch V
• Exterior features: Interior lot

Interior

• Kitchen: Free-standing electric range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Electric heating
• Interior features: Open patio; One living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath land listed at $155k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.0% in Guthrie — 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 74/100 on livability (#15 in OK, #4,696 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Guthrie (town): math 24% / reading 24% proficiency, ranked #119 of 270 in OK (top 44%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Central Es (math 12% / reading 8%, grade F, #711 of 845 statewide, top 87%, 278 students, 0% FRL); Guthrie Hs (math 22% / reading 32%, grade F, #125 of 447 statewide, top 31%, 1,025 students, 0% FRL) — zoned schools average 0% FRL vs 55% district-wide (55 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.5%/yr); 763 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 102 units permitted in Logan County in 2024 (0 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.
• Logan County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $155k implies a 138% gain — meaningful room to come down on a strong offer.

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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.08% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,129
• Equity at exit: $23,111

10-year hold

• IRR: 7.2%
• Equity multiple: 1.53×
• Total profit: $23,104
• Equity at exit: $13,402

Cash invested: $43,400 (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 73034

• Rents YoY: 2.5%
• Active inventory: 763
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $359

Break-even live

Break-even rent $1,216

Max offer price $155,000

Occupancy floor 74%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3208 Marla Ln Edmond, OK	3.0	1.5	1088	$1,525	$1.40	2d	1	0.25mi
3312 Gwendolyn Ln Edmond, OK	3.0	2.0	1100	$1,395	$1.27	2d	1	0.35mi

Listing history 18 events

1. 2026-06-18
   days on market $155,000 Active 33 DOM
2. 2026-06-17
   days on market $155,000 Active 32 DOM
3. 2026-06-16
   days on market $155,000 Active 31 DOM
4. 2026-06-15
   days on market $155,000 Active 30 DOM
5. 2026-06-13
   days on market $155,000 Active 28 DOM
6. 2026-06-13
   days on market $155,000 Active 27 DOM
7. 2026-06-09
   days on market $155,000 Active 24 DOM
8. 2026-06-08
   days on market $155,000 Active 23 DOM
9. 2026-06-07
   days on market $155,000 Active 22 DOM
10. 2026-06-05
    days on market $155,000 Active 19 DOM
11. 2026-06-03
    days on market $155,000 Active 18 DOM
12. 2026-06-02
    days on market $155,000 Active 17 DOM
13. 2026-06-01
    days on market $155,000 Active 16 DOM
14. 2026-05-31
    days on market $155,000 Active 15 DOM
15. 2026-05-15
    listed $155,000 Active
16. 2012-04-27
    soldstatus $65,000
17. 2004-04-21
    soldstatus $60,000
18. 1994-05-26
    soldstatus $35,000

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,395 · $116/mo
• Expected delta: +$395/yr (+$33/mo · 39.5%)

ⓘ 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 ≥108°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,051
• − Mortgage interest: −$8,682
• − Property taxes: −$1,000
• − Insurance: −$775
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$4,509
• Taxable income: $1,877
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $3,861/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: Guthrie
• NCES district ID: 4013560
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 24% ▼ -2.00%
• Median HH income: $45,370
• Composite: 20.79/100
• National rank: #8513
• State rank: #119 of 270 in OK

Livability — Guthrie

• Score: 74/100
• State rank: #15
• US rank: #4696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oklahoma County · 771,644 people
• City population: 25,398
• Metro: Oklahoma City, OK
• Population (ZIP): 48,831
• Household income: $109,700
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1198.0

Population outlook (Logan County) Hauer SSP2

• Today (2025): 55,683 people
• By 2030: 60,011 · +7.8%
• By 2040: 68,071 · +22.2%
• By 2050: 75,815 · +36.2%
• By 2075: 94,749 · +70.2%
• By 2100: 108,057 · +94.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 10% Hispanic / Latino 8% Asian 4% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+49.0) · D 24.4% · R 73.5% · Other 2.1%
• 2008→2024 swing: -11.6pp toward R · 2008: -37.4pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+47.1 2016: R+49.5 2012: R+44.8 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.67%
• Current HPI: 223.1391
• Rent YoY: ▲ 2.49%
• 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

+342.9% since first listed

4 events — show timeline

• 2026-05-15 Listed $155,000 MLSOK
• 2012-04-27 Sold (Public Records) $65,000 Public Records
• 2004-04-21 Sold (Public Records) $60,000 Public Records
• 1994-05-26 Sold (Public Records) $35,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,000 · +3.8% YoY. Source: county tax records.