1525 N 14th St · Guthrie, OK 73044

$100,000

3 bd · 1.0 ba · 945 sqft · Manufactured public records · 55 Days on market

Built 2020 Fair condition 0.51 ac 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Value-add opportunity with two mobile homes on separated lots! Lots have already been split, but the address has not yet been updated, creating upside for investors or handy buyers looking for multiple exit strategies. The property features one 3 bed, 1 bath home in livable condition and one 2 bed, 1 bath home in need of heavy rehab. Ideal for renovation and resale, long-term rental hold, or living in one while improving the other. Located in Guthrie with convenient access to I-35 and continued demand for affordable housing. Property to be sold as-is. Buyer to verify all information including lot split, utilities, and property details.

Key facts

• Two mobile homes
• Separated lots
• 0.51 acre lot

Tags

• TWO MOBILE HOMES
• SEPARATED LOTS
• CONVENIENT ACCESS TO I-35

Property features AI

Finance

• Other: Property is occupied; Located in College Heights addition; No storm shelter
• Financial info: Loan qualification allowed; Assumable loan: No; Listed price information not included here
• HOA & community: No mandatory association dues

Exterior

• Parking: No parking information provided
• Security: No security features listed
• Utilities: No utility provider details provided
• Home design: Single family residence; One story; Move-to-site property
• Construction: Manufactured construction; Composition roof; Combination foundation; Built as a model home
• Exterior features: No notable exterior features listed; Interior lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 3 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Window unit(s) for cooling
• Interior features: One living area; One dining area; Model home
• Laundry & utility: No laundry or utility details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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: Cotteral Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 294 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; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.46% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.32%
• DSCR: 2.04
• GRM: 5.7

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: 21.5%
• Equity multiple: 1.93×
• Total profit: $26,125
• Equity at exit: $14,910

10-year hold

• IRR: 32.6%
• Equity multiple: 4.65×
• Total profit: $102,332
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $544

Break-even live

Break-even rent $770

Max offer price $100,000

Occupancy floor 58%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-08
   days on market $100,000 Active 55 DOM
2. 2026-06-07
   days on market $100,000 Active 54 DOM
3. 2026-06-05
   days on market $100,000 Active 51 DOM
4. 2026-06-03
   days on market $100,000 Active 50 DOM
5. 2026-06-02
   days on market $100,000 Active 49 DOM
6. 2026-06-01
   days on market $100,000 Active 48 DOM
7. 2026-05-31
   days on market $100,000 Active 47 DOM
8. 2026-04-14
   listed $100,000 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: $506 · $42/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$394/yr (+$33/mo · 77.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,503
• − Mortgage interest: −$5,602
• − Property taxes: −$506
• − Insurance: −$500
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$2,909
• Taxable income: $5,186
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $5,284/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 · 13 photos

Fair 45/100 Moderate rehab

This property presents a moderate renovation opportunity with potential for significant value increase through kitchen and bathroom renovations, exterior improvements, and HVAC maintenance.

Repairs flagged

• Major Kitchen cabinets — Worn and dated appearance
• Major Bathroom cleaning — Cluttered and in need of cleaning
• Moderate Exterior siding repair — Wear and tear visible
• Moderate Flooring replacement — Signs of wear
• Moderate Interior wall repainting — Discoloration and paint wear
• Minor Window cleaning — Functional but may need cleaning
• Minor HVAC maintenance — Functional but may need maintenance

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value.
• Both Bathroom cleaning and organization — A clean and organized bathroom enhances both resale and rental appeal.
• Both Exterior painting and landscaping — A fresh coat of paint and improved landscaping can boost curb appeal and value.
• Both HVAC maintenance and potential replacement — A functional HVAC system is crucial for both comfort and energy efficiency, impacting both resale and rental value.
• Both Interior painting and minor repairs — Fresh paint and minor repairs can improve the home's appearance and appeal to potential buyers/renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance	Major	$15,000–50,000
Bathroom cleaning · Cluttered and in need of cleaning	Major	$15,000–50,000
Exterior siding repair · Wear and tear visible	Moderate	$3,000–15,000
Flooring replacement · Signs of wear	Moderate	$3,000–15,000
Interior wall repainting · Discoloration and paint wear	Moderate	$3,000–15,000
Window cleaning · Functional but may need cleaning	Minor	$500–3,000
HVAC maintenance · Functional but may need maintenance	Minor	$500–3,000
Total estimated repair cost · 7 items		$40,000–151,000

Value-add ROI direction

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value. ↑
• Both Bathroom cleaning and organization — A clean and organized bathroom enhances both resale and rental appeal. ↑
• Both Exterior painting and landscaping — A fresh coat of paint and improved landscaping can boost curb appeal and value. ↑
• Both HVAC maintenance and potential replacement — A functional HVAC system is crucial for both comfort and energy efficiency, impacting both resale and rental value. ↑
• Both Interior painting and minor repairs — Fresh paint and minor repairs can improve the home's appearance and appeal to potential buyers/renters. ↑

ⓘ 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

• 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 event — show timeline

• 2026-04-14 Listed $100,000 MLSOK