1219 Colt Dr · Guthrie, OK 73044

$184,530

2 bd · 2.0 ba · 869 sqft · SingleFamily · 52 Days on market

Built 2026 Good condition 4,896 sqft lot Est $149k · 23% over $28/mo HOA · 2% of rent ↓ 1% since listing

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Why this score? — see what drove the F 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 +10.4/30.0
• Rent growth +5.0/5.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• 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
• Owner's suite

Tags

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

Property features AI

Finance

• Other: Approximately 1 mile south of Noble Ave / Hwy 33 off Pine St (directions provided)
• Financial info: Loan financing allowed; Not assumable
• HOA & community: Mandatory association dues; Association fee $330 (includes common area maintenance)

Exterior

• Parking: 2-car garage
• Utilities: Property listed as having standard utilities (details not provided)
• Home design: Single-family residence; Residential property; One story; New home; Located in Guthrie Farms addition; Homestead eligible
• Construction: Brick and frame construction; Shingle roof; Post-tension foundation; Built by Lennar
• Exterior features: Interior lot; No additional exterior features listed

Interior

• Bedrooms: 2 bedrooms (one-level property)
• Bathrooms: 2 full bathrooms
• Interior features: One living area; One dining area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (17.4% below list).
• Recommended offer: $152k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 fast (+12.2%/yr); 843 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 52 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $152,410 (17.4% 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 52 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.30%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $149,468
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1206 Stallion Dr	0.07mi	2/2.0	869 (0%)	9mo	$183,900	$212	90
1304 Guthrie Farms Blvd	0.15mi	2/2.0	869 (0%)	10mo	$178,000	$205	85
1403 Guthrie Farms Blvd	0.15mi	2/1.0	800 (-8%)	8mo	$170,975	$214	70
624 S Hazel St	0.64mi	2/1.0	870 (+0%)	1mo	$149,500	$172	65
1223 E Springer Ave	0.62mi	2/1.0	900 (+4%)	9mo	$115,000	$128	54
917 E Vilas Ave	0.74mi	1/1.0 (-1)	912 (+5%)	1mo	$24,000	$26	48
1026 Elmwood Dr	0.36mi	3/2.0 (+1)	984 (+13%)	12mo	$157,500	$160	46
320 S Pine St	0.67mi	3/1.0 (+1)	992 (+14%)	0mo	$82,500	$83	36

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: -14.5%
• Equity multiple: 0.46×
• Total profit: $-28,126
• Equity at exit: $27,514

10-year hold

• IRR: 0.9%
• Equity multiple: 1.08×
• Total profit: $4,195
• Equity at exit: $15,955

Cash invested: $51,668 (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 73044

• Home prices YoY: -25.9%
• Rents YoY: 12.2%
• Active inventory: 843
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,524 medium
• Mortgage (P&I): −$968
• Tax est. 1.5%: −$231 /mo · $2,768/yr
• Insurance: −$77
• HOA: −$28
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-99

Break-even live

Break-even rent $1,650

Max offer price $170,175

Occupancy floor —

Sensitivity live

Price	-10% $28	-5% $-35	+0% $-99	+5% $-163	+10% $-227
Rent	-10% $-220	-5% $-159	+0% $-99	+5% $-39	+10% $21
Rate	-1.0pp $-6	-0.5pp $-52	base $-99	+0.5pp $-147	+1.0pp $-196

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: $46,132
• Closing costs: $5,536
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1221 Colt Dr Guthrie, OK	3.0	2.0	1051	$1,645	$1.57	3d	1	0.03mi
520 E Springer Ave Guthrie, OK	2.0	2.0	1092	$1,300	$1.19	24d	1	0.86mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 40 events

1. 2026-06-18
   days on market $184,530 Active 52 DOM
2. 2026-06-17
   days on market $184,530 Active 51 DOM
3. 2026-06-16
   days on market $184,530 Active 50 DOM
4. 2026-06-15
   days on market $184,530 Active 49 DOM
5. 2026-06-13
   days on market $184,530 Active 47 DOM
6. 2026-06-13
   days on market $184,530 Active 46 DOM
7. 2026-06-09
   days on market $184,530 Active 43 DOM
8. 2026-06-08
   days on market $184,530 Active 42 DOM
9. 2026-06-07
   days on market $184,530 Active 41 DOM
10. 2026-06-05
    pricedays on market $184,530 Active 38 DOM
11. 2026-06-03
    days on market $195,114 Active 37 DOM
12. 2026-06-02
    days on market $195,114 Active 36 DOM
13. 2026-06-01
    days on market $195,114 Active 35 DOM
14. 2026-05-31
    days on market $195,114 Active 34 DOM
15. 2026-05-01
    price $195,114 409-char remark

    Show marketing remark (409 chars)

    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.

16. 2026-04-30
    price $195,114
17. 2026-04-27
    price $194,900 409-char remark

    Show marketing remark (409 chars)

    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.

18. 2026-04-27
    status Active 409-char remark

    Show marketing remark (409 chars)

    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.

19. 2026-04-27
    status Active

    Show marketing remark (409 chars)

    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.

20. 2026-04-27
    status Pending

    Show marketing remark (409 chars)

    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.

21. 2026-04-27
    listed $178,809 Active

    Show marketing remark (409 chars)

    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.

22. 2026-04-27
    historical

    Show marketing remark (409 chars)

    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.

23. 2026-04-25
    historical 409-char remark

    Show marketing remark (409 chars)

    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.

24. 2026-04-22
    price $179,539
25. 2026-04-17
    price $179,539 409-char remark

    Show marketing remark (409 chars)

    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.

26. 2026-04-09
    price $184,610 409-char remark

    Show marketing remark (409 chars)

    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.

27. 2026-04-01
    listed $179,800 Active
28. 2026-04-01
    historical
29. 2026-03-17
    price $179,800 409-char remark

    Show marketing remark (409 chars)

    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.

30. 2026-03-17
    price $179,800

    Show marketing remark (409 chars)

    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.

31. 2026-03-06
    listed $186,800 Active
32. 2026-02-28
    historical
33. 2026-02-14
    price $186,800 409-char remark

    Show marketing remark (409 chars)

    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.

34. 2026-01-23
    price $186,800
35. 2025-12-08
    price $189,800
36. 2025-12-06
    price $189,800 409-char remark

    Show marketing remark (409 chars)

    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.

37. 2025-09-20
    price $194,200 409-char remark

    Show marketing remark (409 chars)

    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.

38. 2025-09-19
    price $194,200
39. 2025-08-31
    listed $197,900 Active
40. 2025-08-27
    listed $197,900 Active 409-char remark

    Show marketing remark (409 chars)

    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.

ⓘ 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: $18,289
• − Mortgage interest: −$10,337
• − Property taxes: −$2,768
• − Insurance: −$923
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − HOA: −$336
• − Depreciation: −$5,368
• Taxable loss: −$4,368
• Est. tax savings @ 24.0%: +$1,048
• After-tax cash flow: $-142/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 · 12 photos

Good 80/100 Cosmetic rehab

This single-story home features a spacious and flexible open-concept layout with new kitchen, bath, and exterior finishes. It is in good condition with minimal repairs needed.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more potential buyers
• Both Add a small patio or outdoor seating area — Expands outdoor living space and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more potential buyers ↑
• Both Add a small patio or outdoor seating area — Expands outdoor living space and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Guthrie, OK
• County: Logan County · 25,398 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: 397.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 8% Black 6% Native American 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

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

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

-1.4% since first listed

26 events — show timeline

• 2026-05-01 Price Changed $195,114 Zillow
• 2026-04-30 Price Changed $195,114 MLSOK
• 2026-04-27 Relisted — Zillow
• 2026-04-27 Price Changed $194,900 Zillow
• 2026-04-27 Relisted — MLSOK
• 2026-04-27 Pending — MLSOK
• 2026-04-27 Listing Removed — MLSOK
• 2026-04-27 Listed $178,809 MLSOK
• 2026-04-25 Delisted — Zillow
• 2026-04-22 Price Changed $179,539 MLSOK
• 2026-04-17 Price Changed $179,539 Zillow
• 2026-04-09 Price Changed $184,610 Zillow
• 2026-04-01 Listing Removed — MLSOK
• 2026-04-01 Listed $179,800 MLSOK
• 2026-03-17 Price Changed $179,800 Zillow
• 2026-03-17 Price Changed $179,800 MLSOK
• 2026-03-06 Listed $186,800 MLSOK
• 2026-02-28 Listing Removed — MLSOK
• 2026-02-14 Price Changed $186,800 Zillow
• 2026-01-23 Price Changed $186,800 MLSOK
• 2025-12-08 Price Changed $189,800 MLSOK
• 2025-12-06 Price Changed $189,800 Zillow
• 2025-09-20 Price Changed $194,200 Zillow
• 2025-09-19 Price Changed $194,200 MLSOK
• 2025-08-31 Listed $197,900 MLSOK
• 2025-08-27 Listed $197,900 Zillow