RC Keswick Plan · Guthrie, OK 73044

$182,000

3 bd · 2.0 ba · 1,051 sqft · SingleFamily · 204 Days on market

Good condition 2-car garage

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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 +10.9/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Schools +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This single-story home is designed for modern lifestyles. A spacious and flexible open-concept layout combines the kitchen, living and dining areas to maximize interior space. One bedroom is tucked away to the side, with two additional bedrooms located at the back of the home, including the lavish owner's suite with a full bathroom and walk-in closet.

Key facts

• 2 garage spots
• Listed 203 days

🏗️ New construction. The $182,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $199,830.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $182k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (10.1% below list).
• Recommended offer: $160k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 39d 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 204 days — a 12% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Recommended offer $160,160 (12.0% 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 204 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.82% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 10.2

CMA / ARV

• ARV (median comp): $199,830
• List price: $182,000
• Delta: -8.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 Colt Dr	0.05mi	3/2.0	1,051 (0%)	4mo	$185,500	$176	94
1210 Saddle Dr	0.16mi	3/2.0	1,051 (0%)	3mo	$189,500	$180	90
1022 Stallion Dr	0.02mi	3/2.0	1,051 (0%)	16mo	$194,050	$185	86
1407 Colt Dr	0.05mi	3/2.0	1,051 (0%)	14mo	$192,400	$183	86
1222 Guthrie Farms Blvd	0.09mi	3/2.0	1,051 (0%)	18mo	$188,739	$180	81
320 S Pine St	0.66mi	3/2.0	992 (-6%)	1mo	$165,000	$166	60
1026 Elmwood Dr	0.38mi	3/2.0	984 (-6%)	17mo	$157,500	$160	57
320 S Pine St	0.66mi	3/1.0	992 (-6%)	5mo	$82,500	$83	52
1216 E Vilas Ave	0.72mi	3/1.0	960 (-9%)	1mo	$117,777	$123	47
1720 E Perkins Ave	0.62mi	2/1.0 (-1)	1,004 (-4%)	13mo	$160,000	$159	44
607 E Grant Ave	0.72mi	3/1.0	1,128 (+7%)	16mo	$33,000	$29	37
1223 E Springer Ave	0.62mi	2/1.0 (-1)	900 (-14%)	13mo	$115,000	$128	27

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: -14.0%
• Equity multiple: 0.48×
• Total profit: $-29,303
• Equity at exit: $29,795

10-year hold

• IRR: 1.4%
• Equity multiple: 1.12×
• Total profit: $6,748
• Equity at exit: $17,278

Cash invested: $55,952 (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: 12 active · 17 under contract
• Months of supply: 4.5 mo (22%/mo absorbed)
• Median asking: $185,250 ($156/sqft)
• Median days on market: 82 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +22.2% 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: 9.3×

Monthly cashflow live

• Estimated rent: $1,637 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,997/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-88

Break-even live

Break-even rent $1,748

Max offer price $187,114

Occupancy floor —

Sensitivity live

Price	-10% $50	-5% $-19	+0% $-88	+5% $-157	+10% $-226
Rent	-10% $-217	-5% $-153	+0% $-88	+5% $-23	+10% $41
Rate	-1.0pp $13	-0.5pp $-37	base $-88	+0.5pp $-140	+1.0pp $-192

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: $49,958
• Closing costs: $5,995
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 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
1201 Stallion Dr Guthrie, OK	4.0	2.0	1459	$2,000	$1.37	133d	1	0.04mi
1103 Stallion Dr Guthrie, OK	3.0	2.0	1021	$1,500	$1.47	47d	1	0.10mi
1211 Clydesdale Dr Guthrie, OK	3.0	2.0	1273	$1,625	$1.28	138d	1	0.14mi
1212 Guthrie Farms Blvd Guthrie, OK	3.0	2.0	1373	$1,595	$1.16	38d	1	0.17mi
406 S Pine St Guthrie, OK	4.0	1.0	1272	$1,400	$1.10	142d	1	0.60mi
1925 E Springer Ave Guthrie, OK	3.0	2.0	1472	$1,500	$1.02	0d	1	0.80mi
1925 E Springer Ave Guthrie, OK	3.0	2.0	1472	$1,900	$1.29	130d	1	0.80mi
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	11d	1	0.87mi
506 E Springer Ave Guthrie, OK	3.0	1.5	1000	$1,295	$1.29	9d	1	0.87mi
509 E Harrison Ave Unit 2UPSTAIRS Guthrie, OK	2.0	1.0	1000	$945	$0.94	28d	1	0.96mi
214 E Vilas Ave Guthrie, OK	3.0	1.5	1164	$1,400	$1.20	30d	1	1.07mi
117 W Harrison Ave Unit 3 Guthrie, OK	2.0	1.0	1250	$1,285	$1.03	5d	1	1.22mi
117 W Harrison Ave Unit 3 Guthrie, OK	2.0	1.0	1250	$1,285	$1.03	0d	1	1.22mi

Property features AI

Finance

• Financial info: List price $209,900

Exterior

• Parking: 2 parking spaces2-car garage
• Home design: Single-family plan (RC Keswick)Located at 1217 Stallion Dr, Guthrie, OK 73044Active listing
• Exterior features: Living area approximately 1,051

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (RC Keswick)

Listing history 50 events

1. 2026-10-29
   days on market $182,000 Active 204 DOM
2. 2026-10-28
   days on market $182,000 Active 203 DOM
3. 2026-10-27
   days on market $182,000 Active 202 DOM
4. 2026-10-26
   days on market $182,000 Active 201 DOM
5. 2026-10-26
   days on market $182,000 Active 200 DOM
6. 2026-10-24
   days on market $182,000 Active 199 DOM
7. 2026-10-23
   days on market $182,000 Active 198 DOM
8. 2026-10-22
   days on market $182,000 Active 197 DOM
9. 2026-10-21
   days on market $182,000 Active 196 DOM
10. 2026-10-20
    pricedays on market $182,000 Active 195 DOM
11. 2026-10-19
    days on market $181,500 Active 194 DOM
12. 2026-10-18
    days on market $181,500 Active 193 DOM
13. 2026-10-17
    days on market $181,500 Active 192 DOM
14. 2026-10-16
    days on market $181,500 Active 191 DOM
15. 2026-10-15
    days on market $181,500 Active 190 DOM
16. 2026-10-14
    days on market $181,500 Active 189 DOM
17. 2026-10-13
    days on market $181,500 Active 188 DOM
18. 2026-10-12
    days on market $181,500 Active 187 DOM
19. 2026-10-11
    days on market $181,500 Active 186 DOM
20. 2026-10-10
    days on market $181,500 Active 185 DOM
21. 2026-10-09
    days on market $181,500 Active 184 DOM
22. 2026-10-08
    days on market $181,500 Active 183 DOM
23. 2026-10-07
    days on market $181,500 Active 182 DOM
24. 2026-10-06
    days on market $181,500 Active 181 DOM
25. 2026-10-05
    days on market $181,500 Active 180 DOM
26. 2026-10-04
    days on market $181,500 Active 179 DOM
27. 2026-10-03
    days on market $181,500 Active 178 DOM
28. 2026-10-02
    days on market $181,500 Active 177 DOM
29. 2026-10-01
    days on market $181,500 Active 176 DOM
30. 2026-09-30
    days on market $181,500 Active 175 DOM
31. 2026-09-29
    days on market $181,500 Active 174 DOM
32. 2026-09-28
    days on market $181,500 Active 173 DOM
33. 2026-09-27
    days on market $181,500 Active 172 DOM
34. 2026-09-25
    price $181,500 Active 170 DOM
35. 2026-09-25
    days on market $204,900 Active 170 DOM
36. 2026-09-24
    days on market $204,900 Active 169 DOM
37. 2026-09-23
    days on market $204,900 Active 168 DOM
38. 2026-09-22
    pricedays on market $204,900 Active 167 DOM
39. 2026-09-21
    days on market $209,900 Active 166 DOM
40. 2026-09-20
    days on market $209,900 Active 165 DOM
41. 2026-09-19
    days on market $209,900 Active 164 DOM
42. 2026-09-18
    days on market $209,900 Active 163 DOM
43. 2026-09-17
    days on market $209,900 Active 162 DOM
44. 2026-09-16
    days on market $209,900 Active 161 DOM
45. 2026-09-15
    days on market $209,900 Active 160 DOM
46. 2026-09-14
    days on market $209,900 Active 159 DOM
47. 2026-09-13
    days on market $209,900 Active 158 DOM
48. 2026-09-12
    days on market $209,900 Active 157 DOM
49. 2026-09-11
    days on market $209,900 Active 156 DOM
50. 2026-09-05
    days on market $209,900 Active 150 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: $19,642
• − Mortgage interest: −$11,194
• − Property taxes: −$2,997
• − Insurance: −$999
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$5,813
• Taxable loss: −$4,504
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $26/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 · 3 photos

Good 75/100 Cosmetic rehab Est. rehab $5,255–$15,765 screening

This single-story home is in good condition with a good exterior and interior. It has a good layout and is move-in ready with minor maintenance items to address.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Replace or clean gutters — Improves drainage and can prevent water damage, enhancing both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Fogarty Es F OK #84/845 Nat'l #17,861/41,679 Middle Guthrie Upper Es 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

Property features AI

Finance

• Financial info: List price $209,900

Exterior

• Parking: 2 parking spaces2-car garage
• Home design: Single-family plan (RC Keswick)Located at 1217 Stallion Dr, Guthrie, OK 73044Active listing
• Exterior features: Living area approximately 1,051

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan home (RC Keswick)