2905 Kathy Ln · Guthrie, OK 73034

$167,500

3 bd · 1.5 ba · 1,099 sqft · Land public records · 48 Days on market

Built 1979 5,663 sqft lot

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fannie Mae HomePath Property. Purchase for as little as 3 percent down. Approved for Homepath Renovation Financing. Close by October 31, 2011 and receive up to 3.5 percent of final sales price toward closing costs! Restrictions apply. Traditional style home in Guthrie Schools. 3 beds, 1.1 baths, and a 1 car attached garage.

Key facts

• Move-in ready
• New tile flooring
• Remodeled

Tags

• REMODELED
• MOVE-IN READY
• OPEN LIVING AND DINING LAYOUT
• NEW TILE FLOORING
• DISTINCTIVE ACCENT WALL
• STONE BACKSPLASH

Property features AI

Finance

• Other: Homestead exempt; Existing property; Not a model home; No storm shelter; Located in Green Oaks Ranch V
• Financial info: Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1‑car garage
• Utilities: Public water and sewer (assumed)
• Home design: Single family residence; One level; Property faces west
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: Wood fencing; Interior lot

Interior

• Kitchen: Electric range (free standing); Free‑standing electric oven; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating
• Interior features: No fireplace; Covered porch
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath land listed at $168k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/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 $167k (0.3% below list).
• Recommended offer: $162k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 (+2.5%/yr); 767 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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.
• Current owner paid $40k; list at $168k implies a 324% gain — meaningful room to come down on a strong offer.

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 $162,475 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✗
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-8,940
• Equity at exit: $24,975

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $13,123
• Equity at exit: $14,482

Cash invested: $46,900 (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 73034

• Rents YoY: 2.5%
• Active inventory: 767
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $300

Break-even live

Break-even rent $1,290

Max offer price $167,500

Occupancy floor 77%

Sensitivity live

Price	-10% $395	-5% $348	+0% $300	+5% $253	+10% $205
Rent	-10% $168	-5% $234	+0% $300	+5% $366	+10% $432
Rate	-1.0pp $384	-0.5pp $343	base $300	+0.5pp $257	+1.0pp $213

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3208 Marla Ln Edmond, OK	3.0	1.5	1088	$1,525	$1.40	2d	1	0.28mi
3312 Gwendolyn Ln Edmond, OK	3.0	2.0	1100	$1,395	$1.27	2d	1	0.37mi

Listing history 18 events

1. 2026-06-21
   days on market $167,500 Active 48 DOM
2. 2026-06-18
   days on market $167,500 Active 45 DOM
3. 2026-06-17
   days on market $167,500 Active 44 DOM
4. 2026-06-16
   days on market $167,500 Active 43 DOM
5. 2026-06-15
   days on market $167,500 Active 42 DOM
6. 2026-06-13
   days on market $167,500 Active 40 DOM
7. 2026-06-13
   days on market $167,500 Active 39 DOM
8. 2026-06-09
   days on market $167,500 Active 36 DOM
9. 2026-06-08
   days on market $167,500 Active 35 DOM
10. 2026-06-07
    days on market $167,500 Active 34 DOM
11. 2026-06-05
    days on market $167,500 Active 31 DOM
12. 2026-06-03
    days on market $167,500 Active 30 DOM
13. 2026-06-02
    days on market $167,500 Active 29 DOM
14. 2026-06-01
    days on market $167,500 Active 28 DOM
15. 2026-05-31
    days on market $167,500 Active 27 DOM
16. 2026-05-04
    listed $167,500 Active
17. 2011-10-17
    soldstatus $39,500 331-char remark

    Show marketing remark (331 chars)

    Fannie Mae HomePath Property. Purchase for as little as 3 percent down. Approved for Homepath Renovation Financing. Close by October 31, 2011 and receive up to 3.5 percent of final sales price toward closing costs! Restrictions apply. Traditional style home in Guthrie Schools. 3 beds, 1.1 baths, and a 1 car attached garage.

18. 2011-08-24
    listed $43,900 331-char remark

    Show marketing remark (331 chars)

    Fannie Mae HomePath Property. Purchase for as little as 3 percent down. Approved for Homepath Renovation Financing. Close by October 31, 2011 and receive up to 3.5 percent of final sales price toward closing costs! Restrictions apply. Traditional style home in Guthrie Schools. 3 beds, 1.1 baths, and a 1 car attached garage.

ⓘ 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: $852 · $71/mo
• Projected year-2 tax: $1,507 · $126/mo
• Expected delta: +$655/yr (+$55/mo · 76.9%)

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

Taxation est. · year 1

• Rental income: $20,040
• − Mortgage interest: −$9,383
• − Property taxes: −$852
• − Insurance: −$838
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$4,873
• Taxable income: $889
• Est. tax owed @ 24.0%: −$213
• After-tax cash flow: $3,388/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: Oklahoma County · 771,644 people
• City population: 25,398
• Metro: Oklahoma City, OK
• Population (ZIP): 48,831
• Household income: $109,700
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1198.0

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 (76%)
• Race & ethnicity: White 76% Two or more races 10% Hispanic / Latino 8% Asian 4% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Chinese 1%

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: ▼ -164.67%
• Current HPI: 223.1391
• Rent YoY: ▲ 2.49%
• 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

+281.5% since first listed

3 events — show timeline

• 2026-05-04 Listed $167,500 MLSOK
• 2011-10-17 Sold (MLS) $39,500 MLSOK
• 2011-08-24 Listed $43,900 MLSOK

Property tax history

+3.6%/yr

Latest (2025): $852 · +4.3% YoY. Source: county tax records.