521 E Vilas Ave · Guthrie, OK 73044

$67,000

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 100 Days on market

Built 1930 8,712 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Long term investment property. Tenant moved out. come look at your next investment / flip opportunity!

Key facts

• 8,712 sq ft lot
• Built 1930
• Listed 100 days

Property features AI

Finance

• Other: Homestead exempt; Vacant and ready for occupancy; Corner lot approximately 0.2 acre; Directions: Traveling North on Division turn right onto E Springer Ave. Travel a few blocks and turn left onto Elm St. Property will be on left hand side.
• Financial info: Property is not assumable; Loan qualification unknown; Taxes reported (amount provided to agents only)
• HOA & community: No mandatory association dues

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: No specific utility provider details listed
• Home design: Single family residence; Two levels; Residential property; Existing construction
• Construction: Frame construction; Composition roof; Combination foundation; Built (existing) — year not provided
• Exterior features: Covered porch; Corner lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms
• Flooring: Floor furnace heating (affects flooring areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Window AC units
• Interior features: Living area; Dining area; No fireplace
• Laundry & utility: No laundry details provided

🏷️ Possibly a rental listed for sale. The $67,000 price doesn't fit this home's estimated sale value (~$169,880) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $67k).
• Recommended offer: $61k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.9% 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: Central Es (math 12% / reading 8%, grade F, #711 of 845 statewide, top 87%, 278 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); 851 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $463 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $60,970 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 2.31% ✓
• Cap rate: 20.89%
• Cash-on-cash: 52.13%
• DSCR: 3.32
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $169,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 E Harrison Ave	0.08mi	4/2.0 (+1)	1,270 (+2%)	2mo	$172,000	$135	81
1004 E Noble	0.45mi	3/1.0	1,248 (+1%)	4mo	$140,000	$112	74
805 E Harrison Ave	0.19mi	3/2.0	1,150 (-7%)	3mo	$185,000	$161	72
517 N Wentz St	0.58mi	3/1.0	1,210 (-2%)	2mo	$220,000	$182	68
622 S Ash St	0.27mi	3/2.0	1,140 (-8%)	3mo	$154,000	$135	67
620 S Ash St	0.27mi	3/2.0	1,140 (-8%)	5mo	$155,000	$136	66
624 S Ash St	0.28mi	3/2.0	1,140 (-8%)	5mo	$159,999	$140	65
410 S 1st St	0.41mi	3/2.0	1,306 (+5%)	6mo	$200,000	$153	63
402 S 2nd St	0.46mi	2/2.0 (-1)	1,316 (+6%)	3mo	$113,000	$86	57
802 N Ash St	0.69mi	3/2.0	1,382 (+12%)	2mo	$235,000	$170	43
1320 E Cleveland Ave	0.63mi	3/2.0	1,422 (+15%)	2mo	$195,000	$137	41
1316 E Cleveland Ave	0.62mi	3/2.0	1,422 (+15%)	2mo	$195,000	$137	41

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: 55.4%
• Equity multiple: 3.62×
• Total profit: $49,202
• Equity at exit: $9,990

10-year hold

• IRR: 62.3%
• Equity multiple: 8.82×
• Total profit: $146,793
• Equity at exit: $5,793

Cash invested: $18,760 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$351
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $815

Break-even live

Break-even rent $513

Max offer price $67,000

Occupancy floor 42%

Sensitivity live

Price	-10% $853	-5% $834	+0% $815	+5% $796	+10% $777
Rent	-10% $693	-5% $754	+0% $815	+5% $876	+10% $937
Rate	-1.0pp $849	-0.5pp $832	base $815	+0.5pp $798	+1.0pp $780

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 E Springer Ave Guthrie, OK	2.0	2.0	1092	$1,300	$1.19	25d	1	0.06mi
406 S Pine St Guthrie, OK	4.0	1.0	1272	$1,400	$1.10	3d	1	0.66mi
1211 Clydesdale Dr Guthrie, OK	3.0	2.0	1273	$1,625	$1.28	3d	1	0.76mi
1201 Stallion Dr Guthrie, OK	4.0	2.0	1459	$2,000	$1.37	13d	1	0.88mi
1221 Colt Dr Guthrie, OK	3.0	2.0	1051	$1,645	$1.57	5d	1	0.89mi
409 E Hill Dr Guthrie, OK	3.0	2.0	1305	$1,445	$1.11	12d	1	0.96mi

Listing history 21 events

1. 2026-06-21
   days on market $67,000 Active 100 DOM
2. 2026-06-18
   days on market $67,000 Active 97 DOM
3. 2026-06-17
   days on market $67,000 Active 96 DOM
4. 2026-06-16
   days on market $67,000 Active 95 DOM
5. 2026-06-15
   days on market $67,000 Active 94 DOM
6. 2026-06-13
   days on market $67,000 Active 92 DOM
7. 2026-06-13
   days on market $67,000 Active 91 DOM
8. 2026-06-09
   days on market $67,000 Active 88 DOM
9. 2026-06-08
   days on market $67,000 Active 87 DOM
10. 2026-06-07
    days on market $67,000 Active 86 DOM
11. 2026-06-05
    days on market $67,000 Active 83 DOM
12. 2026-06-03
    days on market $67,000 Active 82 DOM
13. 2026-06-02
    days on market $67,000 Active 81 DOM
14. 2026-06-02
    price $67,000 Active 80 DOM
15. 2026-06-01
    days on market $74,000 Active 80 DOM
16. 2026-05-31
    days on market $74,000 Active 79 DOM
17. 2026-05-01
    price $74,000
18. 2026-04-07
    price $79,000
19. 2026-03-26
    price $84,000
20. 2026-03-13
    listed $89,000 Active
21. 2005-07-13
    soldstatus $600,000

ⓘ 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: $315 · $26/mo
• Projected year-2 tax: $603 · $50/mo
• Expected delta: +$288/yr (+$24/mo · 91.4%)

ⓘ 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 6/10 Major 7 d/yr ≥109°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: $18,539
• − Mortgage interest: −$3,753
• − Property taxes: −$315
• − Insurance: −$335
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$1,949
• Taxable income: $9,221
• Est. tax owed @ 24.0%: −$2,213
• After-tax cash flow: $7,567/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

• 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

-87.7% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $74,000 MLSOK
• 2026-04-07 Price Changed $79,000 MLSOK
• 2026-03-26 Price Changed $84,000 MLSOK
• 2026-03-13 Listed $89,000 MLSOK
• 2005-07-13 Sold (Public Records) $600,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $315 · +6.4% YoY. Source: county tax records.