1222 Saddle Dr · Guthrie, OK 73044

$200,790

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 60 Days on market

Built 2026 Excellent condition 4,900 sqft lot Est $195k · at est. $28/mo HOA · 2% of rent

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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 +12.4/30.0
• ARV discount +6.1/15.0
• Rent growth +5.0/5.0
• Condition / age +4.8/5.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room, modern kitchen and dining area for everyday multitasking. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home. Rounding out the layout is a convenient two-car garage for storage space.

Key facts

• Open-concept design
• Private bathroom
• Attached patio

Tags

• OPEN-CONCEPT DESIGN
• ATTACHED PATIO
• PRIVATE BATHROOM
• SPACIOUS WALK-IN CLOSET

Property features AI

Finance

• Other: Homestead eligible; Located in the Guthrie Farms addition; Approximately 1 mile south of Noble Ave / Hwy 33 off Pine St.
• Financial info: Loan qualification allowed; Not assumable
• HOA & community: Mandatory association dues of $330, includes common area maintenance

Exterior

• Parking: Detached or attached 2-car garage
• Security:
• Utilities:
• Home design: Single-family residence; One level; Residential property
• Construction: Brick and frame construction; Shingle roof; Built by Lennar
• Exterior features: Corner lot; No additional exterior features listed

Interior

• Kitchen:
• Bedrooms: Three bedrooms
• Flooring:
• Bathrooms: Two full bathrooms
• Heating & cooling:
• Interior features: Living area with one main living area; No fireplace; New construction home; Post-tension foundation
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $201k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-32 ($-388/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (12.8% below list).
• Recommended offer: $175k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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); 851 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $6k 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 60 days — a 3% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $175,103 (12.8% 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 60 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $194,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 Colt Dr	0.09mi	3/2.0	1,248 (0%)	0mo	$198,390	$159	96
1117 Colt Dr	0.09mi	3/2.0	1,248 (0%)	1mo	$189,000	$151	95
1201 Colt Dr	0.09mi	3/2.0	1,248 (0%)	1mo	$192,150	$154	95
1215 Colt Dr	0.09mi	3/2.0	1,248 (0%)	2mo	$199,717	$160	94
1211 Colt Dr	0.09mi	3/2.0	1,259 (+1%)	1mo	$199,943	$159	94
1110 Colt Dr	0.09mi	3/2.0	1,373 (+10%)	1mo	$217,910	$159	78
1113 Colt Dr	0.09mi	3/2.0	1,373 (+10%)	1mo	$204,665	$149	78
1202 Colt Dr	0.09mi	3/2.0	1,373 (+10%)	1mo	$204,960	$149	78
1118 Colt Dr	0.09mi	3/2.0	1,373 (+10%)	2mo	$201,750	$147	78
1121 Colt Dr	0.09mi	3/2.0	1,373 (+10%)	2mo	$207,650	$151	78
1124 Colt Dr	0.09mi	3/2.0	1,402 (+12%)	1mo	$218,649	$156	75
1108 Colt Dr	0.09mi	3/2.0	1,402 (+12%)	1mo	$235,005	$168	74

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: -11.9%
• Equity multiple: 0.55×
• Total profit: $-25,296
• Equity at exit: $29,938

10-year hold

• IRR: 3.5%
• Equity multiple: 1.31×
• Total profit: $17,618
• Equity at exit: $17,361

Cash invested: $56,221 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$1,053
• Tax est. 1.5%: −$251 /mo · $3,012/yr
• Insurance: −$84
• HOA: −$28
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-32

Break-even live

Break-even rent $1,792

Max offer price $196,116

Occupancy floor 97%

Sensitivity live

Price	-10% $106	-5% $37	+0% $-32	+5% $-102	+10% $-171
Rent	-10% $-171	-5% $-101	+0% $-32	+5% $37	+10% $106
Rate	-1.0pp $69	-0.5pp $19	base $-32	+0.5pp $-84	+1.0pp $-137

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: $50,198
• Closing costs: $6,024
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1211 Clydesdale Dr Guthrie, OK	3.0	2.0	1273	$1,625	$1.28	3d	1	0.06mi
1201 Stallion Dr Guthrie, OK	4.0	2.0	1459	$2,000	$1.37	13d	1	0.09mi
1221 Colt Dr Guthrie, OK	3.0	2.0	1051	$1,645	$1.57	5d	1	0.09mi
406 S Pine St Guthrie, OK	4.0	1.0	1272	$1,400	$1.10	3d	1	0.55mi
520 E Springer Ave Guthrie, OK	2.0	2.0	1092	$1,300	$1.19	25d	1	0.77mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 32 events

1. 2026-06-21
   days on market $200,790 Active 60 DOM
2. 2026-06-19
   price $200,790 Active 57 DOM
3. 2026-06-18
   days on market $203,440 Active 57 DOM
4. 2026-06-17
   days on market $203,440 Active 56 DOM
5. 2026-06-16
   days on market $203,440 Active 55 DOM
6. 2026-06-15
   price $203,440 Active 54 DOM
7. 2026-06-15
   days on market $205,190 Active 54 DOM
8. 2026-06-13
   days on market $205,190 Active 52 DOM
9. 2026-06-13
   days on market $205,190 Active 51 DOM
10. 2026-06-09
    days on market $205,190 Active 48 DOM
11. 2026-06-08
    days on market $205,190 Active 47 DOM
12. 2026-06-07
    days on market $205,190 Active 46 DOM
13. 2026-06-05
    days on market $205,190 Active 43 DOM
14. 2026-06-03
    days on market $205,190 Active 42 DOM
15. 2026-06-02
    days on market $205,190 Active 41 DOM
16. 2026-06-01
    days on market $205,190 Active 40 DOM
17. 2026-05-31
    days on market $205,190 Active 39 DOM
18. 2026-05-19
    price $205,190

    Show marketing remark (405 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room, modern kitchen and dining area for everyday multitasking. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home. Rounding out the layout is a convenient two-car garage for storage space.

19. 2026-05-19
    price $205,190 405-char remark

    Show marketing remark (405 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room, modern kitchen and dining area for everyday multitasking. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home. Rounding out the layout is a convenient two-car garage for storage space.

20. 2026-05-12
    price $207,940 405-char remark

    Show marketing remark (405 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room, modern kitchen and dining area for everyday multitasking. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home. Rounding out the layout is a convenient two-car garage for storage space.

21. 2026-05-11
    price $207,940
22. 2026-05-06
    price $205,940 405-char remark

    Show marketing remark (405 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room, modern kitchen and dining area for everyday multitasking. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home. Rounding out the layout is a convenient two-car garage for storage space.

23. 2026-05-06
    price $202,940 405-char remark

    Show marketing remark (405 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room, modern kitchen and dining area for everyday multitasking. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home. Rounding out the layout is a convenient two-car garage for storage space.

24. 2026-05-06
    price $205,940 405-char remark

    Show marketing remark (405 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room, modern kitchen and dining area for everyday multitasking. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home. Rounding out the layout is a convenient two-car garage for storage space.

25. 2026-05-06
    price $205,940

    Show marketing remark (405 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room, modern kitchen and dining area for everyday multitasking. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home. Rounding out the layout is a convenient two-car garage for storage space.

26. 2026-05-01
    price $202,940 405-char remark

    Show marketing remark (405 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room, modern kitchen and dining area for everyday multitasking. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home. Rounding out the layout is a convenient two-car garage for storage space.

27. 2026-04-30
    price $202,940
28. 2026-04-24
    price $205,940 405-char remark

    Show marketing remark (405 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room, modern kitchen and dining area for everyday multitasking. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home. Rounding out the layout is a convenient two-car garage for storage space.

29. 2026-04-24
    price $205,940

    Show marketing remark (405 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room, modern kitchen and dining area for everyday multitasking. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home. Rounding out the layout is a convenient two-car garage for storage space.

30. 2026-04-22
    listed $220,590 Active 405-char remark

    Show marketing remark (405 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room, modern kitchen and dining area for everyday multitasking. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home. Rounding out the layout is a convenient two-car garage for storage space.

31. 2026-04-22
    listed $220,590 Active

    Show marketing remark (405 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room, modern kitchen and dining area for everyday multitasking. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home. Rounding out the layout is a convenient two-car garage for storage space.

32. 2026-03-03
    soldstatus $203,000

ⓘ 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: $21,012
• − Mortgage interest: −$11,247
• − Property taxes: −$3,012
• − Insurance: −$1,004
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − HOA: −$336
• − Depreciation: −$5,841
• Taxable loss: −$3,790
• Est. tax savings @ 24.0%: +$910
• After-tax cash flow: $522/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 · 13 photos

Excellent 95/100 None rehab

This single-story home is in excellent condition with modern finishes and a well-maintained exterior. It is currently under construction and will be move-in ready by May. The home offers a good return on investment with minimal updates needed.

Value-add opportunities

• Both Painting the exterior brick facade — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick facade — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ 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

+1.1% since first listed

15 events — show timeline

• 2026-05-19 Price Changed $205,190 MLSOK
• 2026-05-19 Price Changed $205,190 Zillow
• 2026-05-12 Price Changed $207,940 Zillow
• 2026-05-11 Price Changed $207,940 MLSOK
• 2026-05-06 Price Changed $205,940 Zillow
• 2026-05-06 Price Changed $202,940 Zillow
• 2026-05-06 Price Changed $205,940 Zillow
• 2026-05-06 Price Changed $205,940 MLSOK
• 2026-05-01 Price Changed $202,940 Zillow
• 2026-04-30 Price Changed $202,940 MLSOK
• 2026-04-24 Price Changed $205,940 Zillow
• 2026-04-24 Price Changed $205,940 MLSOK
• 2026-04-22 Listed $220,590 Zillow
• 2026-04-22 Listed $220,590 MLSOK
• 2026-03-03 Sold (Public Records) $203,000 Public Records