1122 Colt Dr · Guthrie, OK 73044

$219,450

4 bd · 2.0 ba · 1,459 sqft · SingleFamily · 49 Days on market

Built 2026 Good condition 4,800 sqft lot Est $232k · 5% under $28/mo HOA · 1% of rent ↓ 5% since listing

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Why this score? — see what drove the D 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 +12.1/30.0
• ARV discount +9.9/15.0
• Rent growth +5.0/5.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• DSCR +3.6/10.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-level home features a thoughtfully designed layout that maximizes space. Three peaceful bedrooms frame the hallway off the front door and share a convenient full-sized bathroom. At the back of the home is an open-concept layout shared among a well-equipped kitchen, an intimate dining area and a living room with easy patio access. In a quiet corner is the tranquil owner's suite with a private bathroom.

Key facts

• Covered front porch
• Open floor plan
• Ample counter space

Tags

• COVERED FRONT PORCH
• FRONT YARD LANDSCAPING
• OPEN FLOOR PLAN
• LARGE LIVING ROOM
• DINING AREA
• AMPLE COUNTER SPACE

Property features AI

Finance

• Other: Located in Guthrie school district; Directions: From I-35 exit 157, follow OK-33 W to S Pine St, go south on Pine St approximately 1 mile; community will be on the right next to Rick's Automotive.
• Financial info: Loan qualifying available; Assumable loans not offered
• HOA & community: Mandatory association dues; Association fee $330 (includes common area maintenance)

Exterior

• Parking: Detached 2-car garage
• Utilities: Homestead eligible
• Home design: Single-family residence; Residential property; One story; Located in the Guthrie Farms addition; New home
• Construction: Brick and frame construction; Shingle roof; Built as new construction
• Exterior features: Interior lot; No exterior special features listed

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area on one level; No fireplace; Post-tension foundation; New construction by Lennar

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-49 ($-586/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (13.7% below list).
• Recommended offer: $189k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Central Es (math 12% / reading 8%, grade F, #711 of 845 statewide, top 87%, 278 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); 861 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 102 units permitted in Logan County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 49 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $189,336 (13.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $231,981
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 Colt Dr	0.00mi	4/2.0	1,459 (0%)	1mo	$233,680	$160	99
1221 Saddle Dr	0.07mi	4/2.0	1,459 (0%)	0mo	$231,730	$159	97
1114 Foal Dr	0.10mi	4/2.0	1,459 (0%)	1mo	$200,000	$137	95
1124 Colt Dr	0.00mi	3/2.0 (-1)	1,402 (-4%)	1mo	$218,649	$156	88
1108 Colt Dr	0.00mi	3/2.0 (-1)	1,402 (-4%)	1mo	$235,005	$168	88
1110 Colt Dr	0.00mi	3/2.0 (-1)	1,373 (-6%)	1mo	$217,910	$159	85
1113 Colt Dr	0.00mi	3/2.0 (-1)	1,373 (-6%)	1mo	$204,665	$149	84
1202 Colt Dr	0.00mi	3/2.0 (-1)	1,373 (-6%)	1mo	$204,960	$149	84
1211 Colt Dr	0.00mi	3/2.0 (-1)	1,259 (-14%)	1mo	$199,943	$159	71
1112 Colt Dr	0.00mi	3/2.0 (-1)	1,248 (-14%)	0mo	$198,390	$159	71
1117 Colt Dr	0.00mi	3/2.0 (-1)	1,248 (-14%)	1mo	$189,000	$151	70
1201 Colt Dr	0.00mi	3/2.0 (-1)	1,248 (-14%)	1mo	$192,150	$154	70

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: -12.3%
• Equity multiple: 0.53×
• Total profit: $-28,618
• Equity at exit: $32,721

10-year hold

• IRR: 3.1%
• Equity multiple: 1.27×
• Total profit: $16,804
• Equity at exit: $18,974

Cash invested: $61,446 (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: 861
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,893 medium
• Mortgage (P&I): −$1,151
• Tax est. 1.5%: −$274 /mo · $3,292/yr
• Insurance: −$91
• HOA: −$28
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-49

Break-even live

Break-even rent $1,955

Max offer price $212,386

Occupancy floor 98%

Sensitivity live

Price	-10% $103	-5% $27	+0% $-49	+5% $-125	+10% $-200
Rent	-10% $-198	-5% $-124	+0% $-49	+5% $26	+10% $101
Rate	-1.0pp $62	-0.5pp $7	base $-49	+0.5pp $-106	+1.0pp $-164

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: $54,862
• Closing costs: $6,584
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1221 Colt Dr Guthrie, OK	3.0	2.0	1051	$1,645	$1.57	0d	1	0.03mi
1201 Stallion Dr Guthrie, OK	4.0	2.0	1459	$2,000	$1.37	0d	1	0.04mi
1211 Clydesdale Dr Guthrie, OK	3.0	2.0	1273	$1,625	$1.28	0d	1	0.14mi
406 S Pine St Guthrie, OK	4.0	1.0	1272	$1,400	$1.10	4d	1	0.60mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 34 events

1. 2026-06-22
   days on market $219,450 Active 49 DOM
2. 2026-06-21
   days on market $219,450 Active 48 DOM
3. 2026-06-18
   days on market $219,450 Active 45 DOM
4. 2026-06-17
   days on market $219,450 Active 44 DOM
5. 2026-06-16
   days on market $219,450 Active 43 DOM
6. 2026-06-15
   days on market $219,450 Active 42 DOM
7. 2026-06-13
   days on market $219,450 Active 40 DOM
8. 2026-06-13
   days on market $219,450 Active 39 DOM
9. 2026-06-09
   days on market $219,450 Active 36 DOM
10. 2026-06-08
    days on market $219,450 Active 35 DOM
11. 2026-06-07
    days on market $219,450 Active 34 DOM
12. 2026-06-05
    pricedays on market $219,450 Active 31 DOM
13. 2026-06-03
    days on market $220,600 Active 30 DOM
14. 2026-06-02
    days on market $220,600 Active 29 DOM
15. 2026-06-01
    days on market $220,600 Active 28 DOM
16. 2026-05-31
    days on market $220,600 Active 27 DOM
17. 2026-05-21
    price $218,300 420-char remark

    Show marketing remark (420 chars)

    This new single-level home features a thoughtfully designed layout that maximizes space. Three peaceful bedrooms frame the hallway off the front door and share a convenient full-sized bathroom. At the back of the home is an open-concept layout shared among a well-equipped kitchen, an intimate dining area and a living room with easy patio access. In a quiet corner is the tranquil owner's suite with a private bathroom.

18. 2026-05-12
    price $220,600 420-char remark

    Show marketing remark (420 chars)

    This new single-level home features a thoughtfully designed layout that maximizes space. Three peaceful bedrooms frame the hallway off the front door and share a convenient full-sized bathroom. At the back of the home is an open-concept layout shared among a well-equipped kitchen, an intimate dining area and a living room with easy patio access. In a quiet corner is the tranquil owner's suite with a private bathroom.

19. 2026-05-11
    price $220,600
20. 2026-05-04
    listed $219,550 Active
21. 2026-05-01
    price $219,550 420-char remark

    Show marketing remark (420 chars)

    This new single-level home features a thoughtfully designed layout that maximizes space. Three peaceful bedrooms frame the hallway off the front door and share a convenient full-sized bathroom. At the back of the home is an open-concept layout shared among a well-equipped kitchen, an intimate dining area and a living room with easy patio access. In a quiet corner is the tranquil owner's suite with a private bathroom.

22. 2026-04-30
    price $219,550
23. 2026-04-30
    historical
24. 2026-03-31
    price $220,600 420-char remark

    Show marketing remark (420 chars)

    This new single-level home features a thoughtfully designed layout that maximizes space. Three peaceful bedrooms frame the hallway off the front door and share a convenient full-sized bathroom. At the back of the home is an open-concept layout shared among a well-equipped kitchen, an intimate dining area and a living room with easy patio access. In a quiet corner is the tranquil owner's suite with a private bathroom.

25. 2026-02-27
    price $220,600
26. 2026-02-14
    price $218,300 420-char remark

    Show marketing remark (420 chars)

    This new single-level home features a thoughtfully designed layout that maximizes space. Three peaceful bedrooms frame the hallway off the front door and share a convenient full-sized bathroom. At the back of the home is an open-concept layout shared among a well-equipped kitchen, an intimate dining area and a living room with easy patio access. In a quiet corner is the tranquil owner's suite with a private bathroom.

27. 2026-02-10
    price $218,300
28. 2026-02-09
    price $221,768
29. 2026-01-27
    price $219,468
30. 2026-01-08
    price $223,950
31. 2025-12-30
    price $221,650 420-char remark

    Show marketing remark (420 chars)

    This new single-level home features a thoughtfully designed layout that maximizes space. Three peaceful bedrooms frame the hallway off the front door and share a convenient full-sized bathroom. At the back of the home is an open-concept layout shared among a well-equipped kitchen, an intimate dining area and a living room with easy patio access. In a quiet corner is the tranquil owner's suite with a private bathroom.

32. 2025-12-30
    price $221,650

    Show marketing remark (420 chars)

    This new single-level home features a thoughtfully designed layout that maximizes space. Three peaceful bedrooms frame the hallway off the front door and share a convenient full-sized bathroom. At the back of the home is an open-concept layout shared among a well-equipped kitchen, an intimate dining area and a living room with easy patio access. In a quiet corner is the tranquil owner's suite with a private bathroom.

33. 2025-12-23
    listed $227,900 Active 420-char remark

    Show marketing remark (420 chars)

    This new single-level home features a thoughtfully designed layout that maximizes space. Three peaceful bedrooms frame the hallway off the front door and share a convenient full-sized bathroom. At the back of the home is an open-concept layout shared among a well-equipped kitchen, an intimate dining area and a living room with easy patio access. In a quiet corner is the tranquil owner's suite with a private bathroom.

34. 2025-10-16
    listed $230,200 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,720
• − Mortgage interest: −$12,293
• − Property taxes: −$3,292
• − Insurance: −$1,097
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − HOA: −$336
• − Depreciation: −$6,384
• Taxable loss: −$4,317
• Est. tax savings @ 24.0%: +$1,036
• After-tax cash flow: $450/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 · 10 photos

Good 80/100 None rehab

This single-family home is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, and exterior. The home is move-in ready with minor updates that would increase its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value
• Both Replace carpet with hardwood flooring in bedrooms — Hardwood flooring is more durable and aesthetically pleasing

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both Replace carpet with hardwood flooring in bedrooms — Hardwood flooring is more durable and aesthetically pleasing ↑

ⓘ 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

• 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

-5.2% since first listed

18 events — show timeline

• 2026-05-21 Price Changed $218,300 Zillow
• 2026-05-12 Price Changed $220,600 Zillow
• 2026-05-11 Price Changed $220,600 MLSOK
• 2026-05-04 Listed $219,550 MLSOK
• 2026-05-01 Price Changed $219,550 Zillow
• 2026-04-30 Price Changed $219,550 MLSOK
• 2026-04-30 Listing Removed — MLSOK
• 2026-03-31 Price Changed $220,600 Zillow
• 2026-02-27 Price Changed $220,600 MLSOK
• 2026-02-14 Price Changed $218,300 Zillow
• 2026-02-10 Price Changed $218,300 MLSOK
• 2026-02-09 Price Changed $221,768 MLSOK
• 2026-01-27 Price Changed $219,468 MLSOK
• 2026-01-08 Price Changed $223,950 MLSOK
• 2025-12-30 Price Changed $221,650 Zillow
• 2025-12-30 Price Changed $221,650 MLSOK
• 2025-12-23 Listed $227,900 Zillow
• 2025-10-16 Listed $230,200 MLSOK