1214 W Logan · Guthrie, OK 73044

$128,500

2 bd · 1.0 ba · 904 sqft · SingleFamily public records · 93 Days on market

Built 1930 5,249 sqft lot Est $139k · 8% under

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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 +20.5/30.0
• ARV discount +11.0/15.0
• DSCR +6.5/10.0
• Rent growth +5.0/5.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HARDWOOD FLOORS >>> STORM SHELTER >>> WORKSHOP >>> Newly remodeled, affordable bungalow with refinished original hardwood floors, butcher block countertops, dedicated laundry room and bright and open spaces. This home has a HUGE backyard with a small workshop in back and a storm shelter. Clean, fresh and ready for its new owners. Amble storage throughout. Updated electrical panel and plumbing, ROOF 2021, HWT 2021. New fixtures, appliances and lighting throughout. Central HVAC throughout. This will make a perfect home for someone looking to buy their first home, empty nesters or a solid rental investment for their portfolio. Quick occupancy and estimated rental rate as of 1.22.21 $950 - $975 P/MTH. House will qualify for USDA / FHA / VA loan types. Seller offering closing cost concessions with acceptable offer. $0 (ZERO) down payment through USDA Rural D loan program. 1.1 MILES (MOL) TO HISTORIC DOWNTOWN. .2 MI PARK / SPLASH PAD. 2.8 MI I-35 ON RAMP. .8 MI ELEMENTARY.

Key facts

• Large fenced yard
• Historic guthrie
• Large laundry room

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• HISTORIC GUTHRIE
• VINTAGE HARDWOOD FLOORS
• UPDATED KITCHEN
• LARGE LAUNDRY ROOM
• LARGE FENCED YARD

Property features AI

Finance

• Other: Storm shelter on property; Located in West Guthrie addition; Directions: Use GPS
• Financial info: Loan financing available; Property is leased; Occupied
• HOA & community: No mandatory association dues

Exterior

• Parking: Permeable surface parking
• Security: Smoke alarm
• Utilities: Cable available; Electricity available; Natural gas available; Programmable thermostat
• Home design: Single family residence; One level; Faces south; Residential property; Existing property
• Construction: Aluminum siding and frame construction; Composition roof (roof replaced or updated in 2021); Low E windows; Combination foundation; Historical designation
• Exterior features: Covered porch; Outbuildings; Chain link fencing; Interior lot

Interior

• Kitchen: Free-stand gas range; Free-stand gas oven
• Bedrooms: 2 bedrooms
• Flooring: Tile; Wood; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Programmable thermostat
• Interior features: Fiberglass batt insulation; Smoke alarm; Covered porch; Outbuildings; Inside utility
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/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 $126k (2.2% below list).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Cotteral Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 294 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; 1 comparable units currently listed for rent nearby; 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 $888 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,935 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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: 0.98% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $139,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 W Warner Ave	0.26mi	2/1.0	907 (+0%)	3mo	$35,000	$39	85
1401 W College Ave	0.16mi	2/1.0	875 (-3%)	11mo	$135,000	$154	78
1531 W Washington Ave	0.25mi	2/1.0	832 (-8%)	3mo	$149,500	$180	73
1515 W Washington Ave	0.21mi	2/1.0	832 (-8%)	10mo	$145,000	$174	68
416 N 16th St	0.32mi	2/1.0	829 (-8%)	12mo	$43,000	$52	61
1119 W Logan Ave	0.07mi	3/1.0 (+1)	1,004 (+11%)	18mo	$148,000	$147	59
104 N 17th St	0.52mi	2/1.0	995 (+10%)	12mo	$150,350	$151	49
1523 W Logan Ave	0.23mi	2/1.0	770 (-15%)	19mo	$124,000	$161	48
1208 W Noble Ave	0.22mi	3/2.0 (+1)	1,022 (+13%)	13mo	$175,000	$171	48
601 N 20th St	0.60mi	2/1.0	798 (-12%)	9mo	$125,000	$157	45
1817 W Harrison Ave	0.63mi	3/1.0 (+1)	1,000 (+11%)	10mo	$130,000	$130	39
2015 W Cleveland Ave	0.64mi	2/1.0	817 (-10%)	19mo	$97,500	$119	38

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,388
• Equity at exit: $19,160

10-year hold

• IRR: 11.9%
• Equity multiple: 2.14×
• Total profit: $41,108
• Equity at exit: $11,110

Cash invested: $35,980 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$674
• Tax from tax record: −$95 /mo · $1,142/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $170

Break-even live

Break-even rent $1,041

Max offer price $128,500

Occupancy floor 81%

Sensitivity live

Price	-10% $243	-5% $206	+0% $170	+5% $133	+10% $97
Rent	-10% $71	-5% $120	+0% $170	+5% $219	+10% $269
Rate	-1.0pp $235	-0.5pp $203	base $170	+0.5pp $137	+1.0pp $103

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: $32,125
• Closing costs: $3,855
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.28mi

Listing history 34 events

1. 2026-06-21
   days on market $128,500 Active 93 DOM
2. 2026-06-18
   days on market $128,500 Active 90 DOM
3. 2026-06-17
   days on market $128,500 Active 89 DOM
4. 2026-06-16
   days on market $128,500 Active 88 DOM
5. 2026-06-15
   days on market $128,500 Active 87 DOM
6. 2026-06-13
   days on market $128,500 Active 85 DOM
7. 2026-06-13
   days on market $128,500 Active 84 DOM
8. 2026-06-09
   days on market $128,500 Active 81 DOM
9. 2026-06-08
   days on market $128,500 Active 80 DOM
10. 2026-06-07
    days on market $128,500 Active 79 DOM
11. 2026-06-05
    days on market $128,500 Active 76 DOM
12. 2026-06-03
    days on market $128,500 Active 75 DOM
13. 2026-06-02
    pricedays on market $128,500 Active 74 DOM
14. 2026-06-01
    days on market $133,000 Active 73 DOM
15. 2026-05-31
    days on market $133,000 Active 72 DOM
16. 2026-05-05
    price $133,000
17. 2026-04-21
    price $135,000
18. 2026-04-10
    price $138,900
19. 2026-03-20
    listed $139,900 Active
20. 2026-02-16
    historical $995
21. 2026-01-22
    price $995
22. 2025-12-12
    price $1,149
23. 2025-11-20
    price $1,249
24. 2025-11-07
    listed $1,250
25. 2025-11-03
    historical
26. 2025-10-17
    price $129,900
27. 2025-10-09
    price $135,490
28. 2025-09-30
    price $138,000
29. 2025-09-16
    listed $139,500 Active
30. 2022-04-04
    price $925
31. 2022-03-04
    soldstatus $100,000
32. 2022-03-03
    soldstatus $100,000 Sold 1008-char remark

    Show marketing remark (1008 chars)

    HARDWOOD FLOORS >>> STORM SHELTER >>> WORKSHOP >>> Newly remodeled, affordable bungalow with refinished original hardwood floors, butcher block countertops, dedicated laundry room and bright and open spaces. This home has a HUGE backyard with a small workshop in back and a storm shelter. Clean, fresh and ready for its new owners. Amble storage throughout. Updated electrical panel and plumbing, ROOF 2021, HWT 2021. New fixtures, appliances and lighting throughout. Central HVAC throughout. This will make a perfect home for someone looking to buy their first home, empty nesters or a solid rental investment for their portfolio. Quick occupancy and estimated rental rate as of 1.22.21 $950 - $975 P/MTH. House will qualify for USDA / FHA / VA loan types. Seller offering closing cost concessions with acceptable offer. $0 (ZERO) down payment through USDA Rural D loan program. 1.1 MILES (MOL) TO HISTORIC DOWNTOWN. .2 MI PARK / SPLASH PAD. 2.8 MI I-35 ON RAMP. .8 MI ELEMENTARY.

33. 2022-01-26
    status Pending 1008-char remark

    Show marketing remark (1008 chars)

    HARDWOOD FLOORS >>> STORM SHELTER >>> WORKSHOP >>> Newly remodeled, affordable bungalow with refinished original hardwood floors, butcher block countertops, dedicated laundry room and bright and open spaces. This home has a HUGE backyard with a small workshop in back and a storm shelter. Clean, fresh and ready for its new owners. Amble storage throughout. Updated electrical panel and plumbing, ROOF 2021, HWT 2021. New fixtures, appliances and lighting throughout. Central HVAC throughout. This will make a perfect home for someone looking to buy their first home, empty nesters or a solid rental investment for their portfolio. Quick occupancy and estimated rental rate as of 1.22.21 $950 - $975 P/MTH. House will qualify for USDA / FHA / VA loan types. Seller offering closing cost concessions with acceptable offer. $0 (ZERO) down payment through USDA Rural D loan program. 1.1 MILES (MOL) TO HISTORIC DOWNTOWN. .2 MI PARK / SPLASH PAD. 2.8 MI I-35 ON RAMP. .8 MI ELEMENTARY.

34. 2022-01-22
    listed $112,500 Active 1008-char remark

    Show marketing remark (1008 chars)

    HARDWOOD FLOORS >>> STORM SHELTER >>> WORKSHOP >>> Newly remodeled, affordable bungalow with refinished original hardwood floors, butcher block countertops, dedicated laundry room and bright and open spaces. This home has a HUGE backyard with a small workshop in back and a storm shelter. Clean, fresh and ready for its new owners. Amble storage throughout. Updated electrical panel and plumbing, ROOF 2021, HWT 2021. New fixtures, appliances and lighting throughout. Central HVAC throughout. This will make a perfect home for someone looking to buy their first home, empty nesters or a solid rental investment for their portfolio. Quick occupancy and estimated rental rate as of 1.22.21 $950 - $975 P/MTH. House will qualify for USDA / FHA / VA loan types. Seller offering closing cost concessions with acceptable offer. $0 (ZERO) down payment through USDA Rural D loan program. 1.1 MILES (MOL) TO HISTORIC DOWNTOWN. .2 MI PARK / SPLASH PAD. 2.8 MI I-35 ON RAMP. .8 MI ELEMENTARY.

ⓘ 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: $1,142 · $95/mo
• Projected year-2 tax: $1,156 · $96/mo
• Expected delta: +$14/yr (+$1/mo · 1.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $15,075
• − Mortgage interest: −$7,198
• − Property taxes: −$1,142
• − Insurance: −$642
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$3,738
• Taxable loss: −$58
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $2,052/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

+18.2% since first listed

19 events — show timeline

• 2026-05-05 Price Changed $133,000 MLSOK
• 2026-04-21 Price Changed $135,000 MLSOK
• 2026-04-10 Price Changed $138,900 MLSOK
• 2026-03-20 Listed $139,900 MLSOK
• 2026-02-16 Rental Removed $995 APPFOLIO
• 2026-01-22 Price Changed $995 APPFOLIO
• 2025-12-12 Price Changed $1,149 APPFOLIO
• 2025-11-20 Price Changed $1,249 APPFOLIO
• 2025-11-07 Listed for Rent $1,250 APPFOLIO
• 2025-11-03 Listing Removed — MLSOK
• 2025-10-17 Price Changed $129,900 MLSOK
• 2025-10-09 Price Changed $135,490 MLSOK
• 2025-09-30 Price Changed $138,000 MLSOK
• 2025-09-16 Listed $139,500 MLSOK
• 2022-04-04 Price Changed $925 RENT.
• 2022-03-04 Sold (Public Records) $100,000 Public Records
• 2022-03-03 Sold (MLS) $100,000 MLSOK
• 2022-01-26 Pending — MLSOK
• 2022-01-22 Listed $112,500 MLSOK

Property tax history

+12.7%/yr

Latest (2025): $1,142 · +6.6% YoY. Source: county tax records.