1500 S Pine Cir · Guthrie, OK 73044

$165,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 349 Days on market

Built 1998 1.25 ac lot ↓ 53% since listing

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Rent growth +5.0/5.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity. This lot comes with one mobile home, 3 bed 2 bath (1,200 sq ft), and room for additional. Perfect location to put in tiny homes or another mobile home. On aerobic septic system and has rural water. Not sat in its original location and will not go traditional financing. Currently leased at $1,000/month.

Key facts

• Mobile home
• Rural water
• 1.25 acre lot

Tags

• 1.25 ACRE LOT
• MOBILE HOME
• AEROBIC SEPTIC SYSTEM
• RURAL WATER

Property features AI

Finance

• Other: Homestead exempt; Occupied — currently leased; Lot roughly 1.25 acres (approx. 330' x 165'); Directions: North of Charter Oak on Pine on the east side of the road; driveway labeled Pine Circle
• Financial info: Sold as‑is; conventional financing accepted; Assumable loan: No; Loan qualification: Buyer may qualify
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking; 2‑car garage
• Utilities: Aerobic septic system; Cable available; Electricity available; Public services available; Rural water
• Home design: Single family residence; Mobile construction; One story; Faces west
• Construction: Metal roof
• Exterior features: Front porch; Interior lot

Interior

• Kitchen: Freestanding electric range/oven
• Bedrooms: 3 bedrooms (all on one level)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Laminate flooring; No fireplace; Single living area; Move‑in ready (listed as 'Move to site')
• Laundry & utility: Conventional foundation utilities

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/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 $155k (6.2% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.1% 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: Charter Oak Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 467 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); 851 active listings in the ZIP; 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 349 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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: 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 349 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.94% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,150
• Equity at exit: $24,602

10-year hold

• IRR: 12.7%
• Equity multiple: 2.22×
• Total profit: $56,239
• Equity at exit: $14,266

Cash invested: $46,200 (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: 851
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,547 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $259

Break-even live

Break-even rent $1,219

Max offer price $165,000

Occupancy floor 78%

Sensitivity live

Price	-10% $352	-5% $306	+0% $259	+5% $212	+10% $-32
Rent	-10% $137	-5% $198	+0% $259	+5% $320	+10% $381
Rate	-1.0pp $342	-0.5pp $301	base $259	+0.5pp $216	+1.0pp $173

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $165,000 Active 349 DOM
2. 2026-06-18
   days on market $165,000 Active 346 DOM
3. 2026-06-17
   days on market $165,000 Active 345 DOM
4. 2026-06-16
   days on market $165,000 Active 344 DOM
5. 2026-06-15
   days on market $165,000 Active 343 DOM
6. 2026-06-13
   days on market $165,000 Active 341 DOM
7. 2026-06-13
   days on market $165,000 Active 340 DOM
8. 2026-06-09
   days on market $165,000 Active 337 DOM
9. 2026-06-08
   days on market $165,000 Active 336 DOM
10. 2026-06-07
    days on market $165,000 Active 335 DOM
11. 2026-06-05
    days on market $165,000 Active 332 DOM
12. 2026-06-03
    days on market $165,000 Active 331 DOM
13. 2026-06-02
    days on market $165,000 Active 330 DOM
14. 2026-06-01
    days on market $165,000 Active 329 DOM
15. 2026-05-31
    days on market $165,000 Active 328 DOM
16. 2025-07-07
    listed $165,000 Active
17. 2025-05-31
    historical
18. 2025-04-15
    price $169,000
19. 2024-12-19
    price $175,000
20. 2024-10-25
    historical $1,100
21. 2024-09-28
    listed $1,100
22. 2024-09-21
    listed $349,000 Active
23. 2024-09-05
    historical
24. 2024-01-11
    listed $299,000 Active
25. 2023-11-21
    historical
26. 2023-07-24
    price $299,000
27. 2023-06-22
    price $328,000
28. 2023-05-31
    price $329,000
29. 2023-04-11
    price $339,900
30. 2023-03-08
    listed $349,900 Active

ⓘ 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: $352 · $29/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$1,133/yr (+$94/mo · 321.9%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,567
• − Mortgage interest: −$9,243
• − Property taxes: −$352
• − Insurance: −$825
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$4,800
• Taxable income: $377
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $3,017/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: 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

-52.8% since first listed

15 events — show timeline

• 2025-07-07 Listed $165,000 MLSOK
• 2025-05-31 Listing Removed — MLSOK
• 2025-04-15 Price Changed $169,000 MLSOK
• 2024-12-19 Price Changed $175,000 MLSOK
• 2024-10-25 Rental Removed $1,100 APPFOLIO
• 2024-09-28 Listed for Rent $1,100 APPFOLIO
• 2024-09-21 Listed $349,000 MLSOK
• 2024-09-05 Listing Removed — MLSOK
• 2024-01-11 Listed $299,000 MLSOK
• 2023-11-21 Listing Removed — MLSOK
• 2023-07-24 Price Changed $299,000 MLSOK
• 2023-06-22 Price Changed $328,000 MLSOK
• 2023-05-31 Price Changed $329,000 MLSOK
• 2023-04-11 Price Changed $339,900 MLSOK
• 2023-03-08 Listed $349,900 MLSOK

Property tax history

+16.9%/yr

Latest (2025): $352 · -11.1% YoY. Source: county tax records.