1105 W Washington Ave · Guthrie, OK 73044

$119,000

2 bd · 1.0 ba · 1,146 sqft · SingleFamily public records · 47 Days on market

Built 1935 1.50 ac lot Est $168k · 29% under ↓ 8% since listing

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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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.4/10.0
• 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

Rare opportunity with serious upside. This property sits on a large lot with the potential to build up to three homes—all with one purchase. Whether you’re looking to develop, split, or hold, the possibilities here are wide open. Perfect for builders, investors, or anyone looking to maximize land value in a growing area. Existing structure adds flexibility for renovation, rental, or redevelopment. Opportunities like this don’t come around often—unlock the full potential of this property.

Key facts

• Existing structure
• Large lot
• Potential to build

Tags

• LARGE LOT
• POTENTIAL TO BUILD
• EXISTING STRUCTURE
• FLEXIBILITY FOR RENOVATION

Property features AI

Finance

• Other: Occupied by owner; Located in West Guthrie legal addition; Approximately 1.5 acre lot; Directions: From W Noble Ave, turn onto N 10th St, then take a left onto W Washington Ave. The property will be at your left.
• Financial info: Loan qualifying allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached or attached 2-car garage
• Home design: Single-family residential; Frame construction; Composition roof; One story; Conventional foundation; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation
• Exterior features: Corner and interior lot; Porch

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; Window air conditioning units
• Interior features: One-level layout; Living area; Dining area; Porch

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $823 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1935 — 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: 1.14% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.49%
• DSCR: 1.60
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $168,462
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 W Mansur Ave	0.15mi	3/1.0 (+1)	1,152 (+0%)	1mo	$122,165	$106	86
1208 W Logan Ave	0.07mi	3/1.5 (+1)	1,120 (-2%)	3mo	$165,000	$147	84
1423 W Logan Ave	0.26mi	3/1.0 (+1)	1,152 (+0%)	7mo	$148,200	$129	77
1217 W Mansur Ave	0.17mi	2/2.0	1,244 (+9%)	7mo	$139,900	$112	68
1102 W Mansur Ave	0.11mi	3/2.0 (+1)	1,256 (+10%)	6mo	$225,000	$179	65
1406 W Washington Ave	0.22mi	3/1.0 (+1)	1,088 (-5%)	15mo	$135,000	$124	64
1823 W Noble Ave	0.60mi	3/2.0 (+1)	1,120 (-2%)	1mo	$166,500	$149	58
1514 W Washington Ave	0.33mi	3/1.0 (+1)	1,230 (+7%)	15mo	$156,000	$127	55
1208 W Noble Ave	0.26mi	3/2.0 (+1)	1,022 (-11%)	13mo	$175,000	$171	50
1810 W Vilas Ave	0.73mi	3/1.0 (+1)	1,098 (-4%)	9mo	$165,000	$150	47
104 N 17th St	0.61mi	2/1.0	995 (-13%)	12mo	$150,350	$151	40
1817 W Harrison Ave	0.72mi	3/1.0 (+1)	1,000 (-13%)	10mo	$130,000	$130	32

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: 8.5%
• Equity multiple: 1.35×
• Total profit: $11,665
• Equity at exit: $17,743

10-year hold

• IRR: 21.3%
• Equity multiple: 3.20×
• Total profit: $73,173
• Equity at exit: $10,289

Cash invested: $33,320 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$20 /mo · $243/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $375

Break-even live

Break-even rent $878

Max offer price $119,000

Occupancy floor 67%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Harvest Rd Unit 109H Guthrie, OK	3.0	2.0	1312	$1,303	$0.99	1d	1	0.93mi
409 E Hill Dr Guthrie, OK	3.0	2.0	1305	$1,445	$1.11	10d	1	1.02mi
2511 W Oklahoma Ave Guthrie, OK	3.0	2.0	1375	$1,200	$0.87	1d	1	1.12mi
520 E Springer Ave Guthrie, OK	2.0	2.0	1092	$1,300	$1.19	23d	1	1.21mi

Listing history 2 events

1. 2026-04-22
   price $119,000
2. 2026-04-10
   listed $129,000 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: $243 · $20/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$828/yr (+$69/mo · 340.7%)

ⓘ 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 (shaded) · 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: $16,230
• − Mortgage interest: −$6,666
• − Property taxes: −$243
• − Insurance: −$595
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$3,462
• Taxable income: $2,668
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $3,855/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

-7.8% since first listed

2 events — show timeline

• 2026-04-22 Price Changed $119,000 MLSOK
• 2026-04-10 Listed $129,000 MLSOK

Property tax history

-1.5%/yr

Latest (2025): $243 · +6.1% YoY. Source: county tax records.