1805 E University Ave · Guthrie, OK 73044

$175,000

3 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 222 Days on market

Built 1964 7,000 sqft lot Est $193k · 10% 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 +21.3/30.0
• ARV discount +11.8/15.0
• DSCR +6.8/10.0
• Rent growth +5.0/5.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Remodeled Home in the Heart of Guthrie! This beautifully remodeled home is move-in ready and ideally located just minutes from historic downtown Guthrie and I-35, offering an easy commute to Edmond or Stillwater. Recent updates include: • All new plumbing • New septic tank • New central HVAC system with high-efficiency furnace • New energy-efficient windows • New flooring throughout • Fresh interior and exterior paint • Custom tile surround shower • Tile backsplashes in kitchen and bathroom • New lighting fixtures and ceiling fans • New electrical plugs, switches, and upgraded electrical panel • Newly built deck—perfect for outd

Key facts

• New plumbing
• New flooring
• New septic tank

Tags

• REMODELED HOME
• NEW PLUMBING
• NEW SEPTIC TANK
• NEW CENTRAL HVAC SYSTEM
• NEW ENERGY EFFICIENT WINDOWS
• NEW FLOORING

Property features AI

Finance

• Other: Living area approximately 1,256 (assessor); Corner lot on the south side of the road (directions available); No storm shelter; Homestead not indicated
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: Public utilities
• Home design: Single family residence; One level; North-facing
• Construction: Brick and frame construction; Other roof type; Conventional foundation; Built (existing property)
• Exterior features: Open deck; Interior lot

Interior

• Kitchen: Free standing range (gas); Free standing oven (electric)
• Bedrooms: 3 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans; Window treatments

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/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 $169k (3.6% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; list at $175k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 0.96% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $193,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1211 Colt Dr	0.46mi	3/2.0	1,259 (+0%)	1mo	$199,943	$159	73
1112 Colt Dr	0.46mi	3/2.0	1,248 (-1%)	0mo	$198,390	$159	73
1117 Colt Dr	0.46mi	3/2.0	1,248 (-1%)	1mo	$189,000	$151	73
1201 Colt Dr	0.46mi	3/2.0	1,248 (-1%)	1mo	$192,150	$154	73
1110 Colt Dr	0.46mi	3/2.0	1,373 (+9%)	1mo	$217,910	$159	58
1113 Colt Dr	0.46mi	3/2.0	1,373 (+9%)	1mo	$204,665	$149	58
1202 Colt Dr	0.46mi	3/2.0	1,373 (+9%)	1mo	$204,960	$149	58
1118 Colt Dr	0.46mi	3/2.0	1,373 (+9%)	1mo	$201,750	$147	58
1121 Colt Dr	0.46mi	3/2.0	1,373 (+9%)	2mo	$207,650	$151	57
1124 Colt Dr	0.46mi	3/2.0	1,402 (+12%)	1mo	$218,649	$156	54
1108 Colt Dr	0.46mi	3/2.0	1,402 (+12%)	1mo	$235,005	$168	54
1320 E Cleveland Ave	0.69mi	3/2.0	1,422 (+13%)	2mo	$195,000	$137	40

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-3,140
• Equity at exit: $26,093

10-year hold

• IRR: 12.5%
• Equity multiple: 2.20×
• Total profit: $58,673
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,687 high
• Mortgage (P&I): −$918
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $257

Break-even live

Break-even rent $1,362

Max offer price $175,000

Occupancy floor 80%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 Stallion Dr Guthrie, OK	4.0	2.0	1459	$2,000	$1.37	11d	1	0.35mi
406 S Pine St Guthrie, OK	4.0	1.0	1272	$1,400	$1.10	1d	1	0.37mi
1221 Colt Dr Guthrie, OK	3.0	2.0	1051	$1,645	$1.57	3d	1	0.42mi
1211 Clydesdale Dr Guthrie, OK	3.0	2.0	1273	$1,625	$1.28	1d	1	0.44mi
520 E Springer Ave Guthrie, OK	2.0	2.0	1092	$1,300	$1.19	23d	1	0.93mi
208 E Oklahoma Ave Guthrie, OK	2.0	2.0	1800	$1,450	$0.81	1d	1	1.24mi

Listing history 19 events

1. 2026-06-02
   statusdays on market $175,000 Pending 222 DOM
2. 2026-06-01
   days on market $175,000 Active 221 DOM
3. 2026-05-31
   days on market $175,000 Active 220 DOM
4. 2026-03-06
   price $175,000
5. 2025-12-19
   price $192,500
6. 2025-10-23
   listed $195,000 Active
7. 2014-04-15
   soldstatus $77,100
8. 2014-01-28
   historical
9. 2013-09-19
   listed $74,900
10. 2013-09-17
    historical
11. 2013-06-18
    listed $79,900
12. 2013-04-03
    soldstatus $16,501
13. 2013-02-22
    historical
14. 2013-02-22
    historical
15. 2013-02-22
    listed $15,000
16. 2013-01-09
    listed $24,565
17. 2012-10-12
    listed $28,900
18. 2006-11-14
    soldstatus $55,000
19. 1999-02-11
    soldstatus $46,500

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $1,575 · $131/mo
• Expected delta: +$555/yr (+$46/mo · 54.4%)

ⓘ 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 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $20,241
• − Mortgage interest: −$9,803
• − Property taxes: −$1,020
• − Insurance: −$875
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$5,091
• Taxable income: $214
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $3,031/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

+276.3% since first listed

16 events — show timeline

• 2026-03-06 Price Changed $175,000 MLSOK
• 2025-12-19 Price Changed $192,500 MLSOK
• 2025-10-23 Listed $195,000 MLSOK
• 2014-04-15 Sold (Public Records) $77,100 Public Records
• 2014-01-28 Listing Removed — MLSOK
• 2013-09-19 Listed $74,900 MLSOK
• 2013-09-17 Listing Removed — MLSOK
• 2013-06-18 Listed $79,900 MLSOK
• 2013-04-03 Sold (MLS) $16,501 MLSOK
• 2013-02-22 Listing Removed — MLSOK
• 2013-02-22 Listing Removed — MLSOK
• 2013-02-22 Listed $15,000 MLSOK
• 2013-01-09 Listed $24,565 MLSOK
• 2012-10-12 Listed $28,900 MLSOK
• 2006-11-14 Sold (Public Records) $55,000 Public Records
• 1999-02-11 Sold (Public Records) $46,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,020 · +24.5% YoY. Source: county tax records.