521 N 11th St · Guthrie, OK 73044

$108,500

3 bd · 1.0 ba · 936 sqft · SingleFamily · 49 Days on market

Built 1945 5,271 sqft lot Est $141k · 23% under

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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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Charming and move-in ready on a desirable corner lot with a cute, functional layout and flexible living space! This home offers 2 bedrooms and 1 full bath, plus an optional 3rd bedroom—perfect for a home office, nursery, or guest room. Recent updates include updated windows throughout, all new flooring, and a brand new roof (2025) for added peace of mind. Enjoy central heat and air, a dedicated utility room with washer and dryer, an attached storage area, and the convenience of a private driveway. Fantastic location within walking distance to a brand new park with splashpad and in close proximity to downtown Guthrie for shopping, dining, and local events—schedule your showing to

Key facts

• Updated windows
• Central heat and air
• New flooring

Tags

• CORNER LOT
• FLEXIBLE LIVING SPACE
• UPDATED WINDOWS
• NEW FLOORING
• NEW ROOF
• CENTRAL HEAT AND AIR

Property features AI

Finance

• Other: Located in West Guthrie addition; Directions: Southwest corner of 11th St. and Logan Ave.; Occupied: No; Listing status: Active; Model home: No; Property level: One
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Detached or attached 1-car garage
• Home design: Single-family residence; Residential property; Faces east
• Construction: Frame construction; Composition roof; Combination foundation; Existing property
• Exterior features: Corner lot; No exterior special features listed

Interior

• Kitchen: Dining area
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: One-level layout; No fireplace; Living area verified by appraisal; Homestead eligible
• Laundry & utility: Combination foundation (utility access)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $105k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 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 $750 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 $30k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,245 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1945 — 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: 1.35% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.92%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $141,336
• 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	0.21mi	2/1.0 (-1)	907 (-3%)	3mo	$35,000	$39	78
1119 W Logan Ave	0.04mi	3/1.0	1,004 (+7%)	18mo	$148,000	$147	71
1401 W College Ave	0.21mi	2/1.0 (-1)	875 (-6%)	11mo	$135,000	$154	65
1208 W Noble Ave	0.18mi	3/2.0	1,022 (+9%)	13mo	$175,000	$171	62
1531 W Washington Ave	0.28mi	2/1.0 (-1)	832 (-11%)	3mo	$149,500	$180	61
1515 W Washington Ave	0.25mi	2/1.0 (-1)	832 (-11%)	10mo	$145,000	$174	56
1817 W Harrison Ave	0.62mi	3/1.0	1,000 (+7%)	10mo	$130,000	$130	51
104 N 17th St	0.51mi	2/1.0 (-1)	995 (+6%)	12mo	$150,350	$151	51
416 N 16th St	0.34mi	2/1.0 (-1)	829 (-11%)	12mo	$43,000	$52	50
314 N 2nd St	0.70mi	3/1.0	900 (-4%)	20mo	$32,000	$36	45
601 N 20th St	0.62mi	2/1.0 (-1)	798 (-15%)	9mo	$125,000	$157	34
2015 W Cleveland Ave	0.65mi	2/1.0 (-1)	817 (-13%)	19mo	$97,500	$119	28

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: 12.4%
• Equity multiple: 1.52×
• Total profit: $15,825
• Equity at exit: $16,178

10-year hold

• IRR: 24.9%
• Equity multiple: 3.70×
• Total profit: $82,030
• Equity at exit: $9,381

Cash invested: $30,380 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$569
• Tax est. 1.5%: −$136 /mo · $1,628/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $403

Break-even live

Break-even rent $949

Max offer price $108,500

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: $27,125
• Closing costs: $3,255
• 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	24d	1	1.23mi

Listing history 20 events

1. 2026-06-18
   days on market $108,500 Active 49 DOM
2. 2026-06-17
   days on market $108,500 Active 48 DOM
3. 2026-06-16
   days on market $108,500 Active 47 DOM
4. 2026-06-15
   days on market $108,500 Active 46 DOM
5. 2026-06-13
   days on market $108,500 Active 44 DOM
6. 2026-06-13
   days on market $108,500 Active 43 DOM
7. 2026-06-09
   days on market $108,500 Active 40 DOM
8. 2026-06-08
   days on market $108,500 Active 39 DOM
9. 2026-06-07
   days on market $108,500 Active 38 DOM
10. 2026-06-05
    days on market $108,500 Active 35 DOM
11. 2026-06-03
    days on market $108,500 Active 34 DOM
12. 2026-06-02
    days on market $108,500 Active 33 DOM
13. 2026-06-01
    days on market $108,500 Active 32 DOM
14. 2026-05-31
    days on market $108,500 Active 31 DOM
15. 2026-04-30
    listed $118,000 Active
16. 2026-04-28
    historical
17. 2026-03-05
    price $123,500
18. 2025-12-09
    listed $124,500 Active
19. 2009-11-04
    historical
20. 2009-06-03
    listed $69,950

ⓘ 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: $17,512
• − Mortgage interest: −$6,078
• − Property taxes: −$1,628
• − Insurance: −$542
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$3,156
• Taxable income: $3,306
• Est. tax owed @ 24.0%: −$794
• After-tax cash flow: $4,043/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

+68.7% since first listed

6 events — show timeline

• 2026-04-30 Listed $118,000 MLSOK
• 2026-04-28 Listing Removed — MLSOK
• 2026-03-05 Price Changed $123,500 MLSOK
• 2025-12-09 Listed $124,500 MLSOK
• 2009-11-04 Listing Removed — MLSOK
• 2009-06-03 Listed $69,950 MLSOK