RC Guthrie Plan · Guthrie, OK 73044

$185,769

2 bd · 2.0 ba · 869 sqft · SingleFamily · 214 Days on market

Excellent condition

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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 +9.7/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Condition / age +5.0/5.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story home is host to a spacious and flexible open-concept layout that blends the kitchen, living and dining areas to maximize interior space, and a nearby patio makes it easy to enjoy outdoor entertainment and leisure. Two bedrooms are tucked away to the side for optimal comfort and privacy, including the lavish owner's suite at the back of the home with a full bathroom and walk-in closet.

Key facts

• Full bathroom
• Walk-in closet
• Patio

Tags

• OPEN-CONCEPT LAYOUT
• OUTDOOR ENTERTAINMENT
• PATIO
• OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $185,769 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $185,886.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $186k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (20.7% below list).
• Recommended offer: $147k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.2% 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: Fogarty Es (math 47% / reading 37%, grade F, #84 of 845 statewide, top 11%, 438 students, 0% FRL); Guthrie Jhs (math 23% / reading 19%, grade F, #149 of 345 statewide, top 44%, 496 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 fast (+12.2%/yr); 1357 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k 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 214 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Recommended offer $147,239 (20.7% 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 214 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.80%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $185,886
• List price: $185,769
• Delta: -0.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1219 Colt Dr	0.05mi	2/2.0	869 (0%)	1mo	$180,000	$207	97
1206 Stallion Dr	0.02mi	2/2.0	869 (0%)	13mo	$183,900	$212	88
1304 Guthrie Farms Blvd	0.16mi	2/2.0	869 (0%)	15mo	$178,000	$205	80
1403 Guthrie Farms Blvd	0.16mi	2/1.0	800 (-8%)	12mo	$170,975	$214	65
624 S Hazel St	0.60mi	2/1.0	870 (+0%)	6mo	$149,500	$172	63
1223 E Springer Ave	0.62mi	2/1.0	900 (+4%)	13mo	$115,000	$128	50
917 E Vilas Ave	0.75mi	1/1.0 (-1)	912 (+5%)	5mo	$24,000	$26	43
1026 Elmwood Dr	0.38mi	3/2.0 (+1)	984 (+13%)	17mo	$157,500	$160	41
320 S Pine St	0.66mi	3/2.0 (+1)	992 (+14%)	1mo	$165,000	$166	40
1216 E Vilas Ave	0.72mi	3/1.0 (+1)	960 (+10%)	1mo	$117,777	$123	39
320 S Pine St	0.66mi	3/1.0 (+1)	992 (+14%)	5mo	$82,500	$83	33

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.42×
• Total profit: $-30,052
• Equity at exit: $27,716

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-622
• Equity at exit: $16,072

Cash invested: $52,048 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 10 under contract
• Months of supply: 3.8 mo (27%/mo absorbed)
• Median asking: $173,000 ($173/sqft)
• Median days on market: 122 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +23.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 73044

• Home prices YoY: -25.9%
• Rents YoY: 12.2%
• Active inventory: 1357
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,472 high
• Mortgage (P&I): −$975
• Tax est. 1.5%: −$232 /mo · $2,788/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-121

Break-even live

Break-even rent $1,626

Max offer price $168,315

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-57	+0% $-121	+5% $-186	+10% $-250
Rent	-10% $-238	-5% $-180	+0% $-121	+5% $-63	+10% $-5
Rate	-1.0pp $-28	-0.5pp $-74	base $-121	+0.5pp $-170	+1.0pp $-219

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: $46,472
• Closing costs: $5,577
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1221 Colt Dr Guthrie, OK	3.0	2.0	1051	$1,600	$1.52	112d	1	0.03mi
1221 Colt Dr Guthrie, OK	3.0	2.0	1052	$1,549	$1.47	35d	1	0.03mi
1103 Stallion Dr Guthrie, OK	3.0	2.0	1021	$1,500	$1.47	47d	1	0.10mi
520 E Springer Ave Guthrie, OK	2.0	2.0	1092	$1,300	$1.19	164d	1	0.86mi
506 E Springer Ave Guthrie, OK	3.0	1.5	1000	$1,295	$1.29	9d	1	0.87mi
506 E Springer Ave Guthrie, OK	3.0	1.5	1000	$1,295	$1.29	11d	1	0.87mi
523 E Harrison Ave Guthrie, OK	1.0	1.0	640	$845	$1.32	107d	1	0.94mi
509 E Harrison Ave Unit 2UPSTAIRS Guthrie, OK	2.0	1.0	1000	$945	$0.94	28d	1	0.96mi

Listing history 50 events

1. 2026-11-08
   days on market $185,769 Active 214 DOM
2. 2026-11-07
   days on market $185,769 Active 213 DOM
3. 2026-11-06
   days on market $185,769 Active 212 DOM
4. 2026-11-05
   days on market $185,769 Active 211 DOM
5. 2026-11-04
   days on market $185,769 Active 210 DOM
6. 2026-11-02
   days on market $185,769 Active 208 DOM
7. 2026-11-01
   days on market $185,769 Active 207 DOM
8. 2026-10-31
   days on market $185,769 Active 206 DOM
9. 2026-10-30
   days on market $185,769 Active 205 DOM
10. 2026-10-29
    days on market $185,769 Active 204 DOM
11. 2026-10-28
    days on market $185,769 Active 203 DOM
12. 2026-10-27
    days on market $185,769 Active 202 DOM
13. 2026-10-26
    days on market $185,769 Active 201 DOM
14. 2026-10-26
    days on market $185,769 Active 200 DOM
15. 2026-10-24
    days on market $185,769 Active 199 DOM
16. 2026-10-23
    days on market $185,769 Active 198 DOM
17. 2026-10-22
    days on market $185,769 Active 197 DOM
18. 2026-10-21
    days on market $185,769 Active 196 DOM
19. 2026-10-20
    days on market $185,769 Active 195 DOM
20. 2026-10-19
    days on market $185,769 Active 194 DOM
21. 2026-10-18
    days on market $185,769 Active 193 DOM
22. 2026-10-17
    days on market $185,769 Active 192 DOM
23. 2026-10-16
    days on market $185,769 Active 191 DOM
24. 2026-10-15
    days on market $185,769 Active 190 DOM
25. 2026-10-14
    days on market $185,769 Active 189 DOM
26. 2026-10-13
    days on market $185,769 Active 188 DOM
27. 2026-10-12
    days on market $185,769 Active 187 DOM
28. 2026-10-11
    days on market $185,769 Active 186 DOM
29. 2026-10-10
    days on market $185,769 Active 185 DOM
30. 2026-10-09
    days on market $185,769 Active 184 DOM
31. 2026-10-08
    days on market $185,769 Active 183 DOM
32. 2026-10-07
    days on market $185,769 Active 182 DOM
33. 2026-10-06
    days on market $185,769 Active 181 DOM
34. 2026-10-05
    days on market $185,769 Active 180 DOM
35. 2026-10-04
    days on market $185,769 Active 179 DOM
36. 2026-10-03
    days on market $185,769 Active 178 DOM
37. 2026-10-02
    days on market $185,769 Active 177 DOM
38. 2026-10-01
    days on market $185,769 Active 176 DOM
39. 2026-09-30
    days on market $185,769 Active 175 DOM
40. 2026-09-29
    days on market $185,769 Active 174 DOM
41. 2026-09-28
    days on market $185,769 Active 173 DOM
42. 2026-09-27
    days on market $185,769 Active 172 DOM
43. 2026-09-25
    price $185,769 Active 170 DOM
44. 2026-09-25
    days on market $184,900 Active 170 DOM
45. 2026-09-24
    days on market $184,900 Active 169 DOM
46. 2026-09-23
    days on market $184,900 Active 168 DOM
47. 2026-09-22
    days on market $184,900 Active 167 DOM
48. 2026-09-21
    days on market $184,900 Active 166 DOM
49. 2026-09-20
    days on market $184,900 Active 165 DOM
50. 2026-09-19
    days on market $184,900 Active 164 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,669
• − Mortgage interest: −$10,413
• − Property taxes: −$2,788
• − Insurance: −$929
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$5,408
• Taxable loss: −$4,696
• Est. tax savings @ 24.0%: +$1,127
• After-tax cash flow: $-330/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.

Condition & rehab AI · 4 photos

Excellent 100/100 None rehab

This single-story home is in excellent condition with no visible repairs needed. It offers a spacious and flexible open-concept layout, making it ideal for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, boosting both resale and rental value. ↑

F Composite school gradezoned avg 19/100

Zoned Schools

Elementary Central Es F OK #711/845 Nat'l #39,071/41,679 Middle Guthrie Jhs F OK #149/345 Nat'l #11,464/14,009 High Guthrie Hs F OK #125/447 Nat'l #11,887/17,239

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

B Composite livability gradescore 74/100

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

• Census place: Guthrie, OK
• County: Logan County · 55,683 people
• City population: 25,398
• Metro: Oklahoma City, OK
• Population (ZIP): 25,398
• Household income: $72,288
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 8% Black 6% Native American 3%
• Hispanic origin (detail): Mexican 7%
• Languages at home: 94% English-only · Spanish 6%

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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: ▼ -86.90%
• Current HPI: 247.9481
• Rent YoY: ▲ 12.22%
• Metro: Oklahoma City, OK
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

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Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

1 event — show timeline

• 2026-04-08 Listed $184,900 Zillow