10713 N Chisholm Trail Blvd · Guthrie, OK 73025

$70,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 1 Days on market

Built 2010 1.00 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WONDERFUL LAND.BEAUTIFULLY SPACED TREES. GREAT FOR RETREAT OR WEEKEND HOME TO GET AWAY FROM IT ALL. HOME IS IN FAIR SHAPE.SHED PLUS BARN.TWO WINDOW UNITS. APPLIANCES ARE IN EXCELLENT CONDITION.LARGE SCREENED PORCH FOR RELAXED EVENINGS.AFFFORDABLE WAY TO GET INTO EDMOND SCHOOLS.

Key facts

• 1 acre lot
• Built 2010

Property features AI

Finance

• Other: Lot approximately 1 acre
• Financial info: Listing offered As Is; Cash purchase accepted; Not assumable; Not eligible for loan qualification
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-level property; Existing property
• Construction: Mobile construction; Composition roof; Combination foundation; Model home
• Exterior features: Outbuildings; Located on a cul-de-sac

Interior

• Bedrooms: Three bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating
• Interior features: Five separate living areas; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 24.9% 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.
• Edmond (suburban): math 38% / reading 40% proficiency, ranked #11 of 270 in OK (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heritage Es (math 59% / reading 42%, grade D+, #41 of 845 statewide, top 5%, 867 students, 0% FRL); North Hs (math 47% / reading 57%, grade D+, #1 of 447 statewide, top 0%, 2,555 students, 0% FRL) — zoned schools average 0% FRL vs 22% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 51% at this address vs 39% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Edmond average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 287 active listings in the ZIP; 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 $484 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y ago 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.
• Current owner paid $30k; list at $70k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.76% ✓
• Cap rate: 24.85%
• Cash-on-cash: 66.29%
• DSCR: 3.95
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.5%
• Equity multiple: 3.94×
• Total profit: $57,618
• Equity at exit: $10,437

10-year hold

• IRR: 69.8%
• Equity multiple: 8.09×
• Total profit: $138,988
• Equity at exit: $6,052

Cash invested: $19,600 (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 73025

• Home prices YoY: -16.4%
• Active inventory: 287
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,935 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $1,083

Break-even live

Break-even rent $565

Max offer price $70,000

Occupancy floor 39%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-04-29
   listed $70,000 Active
3. 2008-11-10
   soldstatus $30,000 278-char remark

   Show marketing remark (278 chars)

   WONDERFUL LAND.BEAUTIFULLY SPACED TREES. GREAT FOR RETREAT OR WEEKEND HOME TO GET AWAY FROM IT ALL. HOME IS IN FAIR SHAPE.SHED PLUS BARN.TWO WINDOW UNITS. APPLIANCES ARE IN EXCELLENT CONDITION.LARGE SCREENED PORCH FOR RELAXED EVENINGS.AFFFORDABLE WAY TO GET INTO EDMOND SCHOOLS.

4. 2008-06-06
   listed $33,000 278-char remark

   Show marketing remark (278 chars)

   WONDERFUL LAND.BEAUTIFULLY SPACED TREES. GREAT FOR RETREAT OR WEEKEND HOME TO GET AWAY FROM IT ALL. HOME IS IN FAIR SHAPE.SHED PLUS BARN.TWO WINDOW UNITS. APPLIANCES ARE IN EXCELLENT CONDITION.LARGE SCREENED PORCH FOR RELAXED EVENINGS.AFFFORDABLE WAY TO GET INTO EDMOND SCHOOLS.

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $630 · $52/mo
• Expected delta: +$33/yr (+$3/mo · 5.5%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $23,220
• − Mortgage interest: −$3,921
• − Property taxes: −$597
• − Insurance: −$350
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$2,036
• Taxable income: $12,601
• Est. tax owed @ 24.0%: −$3,024
• After-tax cash flow: $9,968/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: Edmond
• NCES district ID: 4010590
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $73,212
• Composite: 35.88/100
• National rank: #4814
• State rank: #11 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

• City population: 25,398
• Population (ZIP): 16,401

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 (80%)
• Race & ethnicity: White 80% Two or more races 8% Hispanic / Latino 8% Asian 3% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 2%

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: ▼ -45.51%
• Current HPI: 232.3387
• Rent YoY: —
• Metro: —
• 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

+112.1% since first listed

4 events — show timeline

• 2026-05-01 Pending — MLSOK
• 2026-04-29 Listed $70,000 MLSOK
• 2008-11-10 Sold (MLS) $30,000 MLSOK
• 2008-06-06 Listed $33,000 MLSOK

Property tax history

+4.5%/yr

Latest (2025): $597 · +5.1% YoY. Source: county tax records.