807 E Noble Ave · Guthrie, OK 73044

$125,000

2 bd · 1.0 ba · 1,202 sqft · SingleFamily public records · 49 Days on market

Built 1940 7,000 sqft lot Est $163k · 24% under

---

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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.5/10.0
• 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 MLS

Bungalow ready to move in will allow painting allowance of $2,000 with full price offer.

Key facts

• Bosch dishwasher
• Historic guthrie
• Updated kitchen

Tags

• HISTORIC GUTHRIE
• UPDATED KITCHEN
• GAS RANGE
• BOSCH DISHWASHER
• ORIGINAL WOOD FLOORING
• SPACIOUS FULL LAUNDRY ROOM

Property features AI

Finance

• Other: Homestead exempt; Storm shelter present; Appraised living area: 1,233 (source: appraisal); Located in the Capitol Hill addition
• Financial info: Loan financing available
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Utilities: Electricity available; Natural gas available; High-speed internet available; Public utilities
• Home design: Single-family residence; One-level home; North-facing
• Construction: Frame construction; Composition roof; Low E windows; Conventional foundation; Existing property
• Exterior features: Outdoor storage; Wire fencing; Interior lot

Interior

• Kitchen: Free-standing gas range/oven
• Bedrooms: 2 bedrooms
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom
• Interior features: Combination flooring throughout; No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $864 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $125k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $121,250 (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 1940 — 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: 1.15% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $163,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 E Noble	0.14mi	3/1.0 (+1)	1,248 (+4%)	4mo	$140,000	$112	78
805 E Harrison Ave	0.22mi	3/2.0 (+1)	1,150 (-4%)	3mo	$185,000	$161	71
512 Oklahoma Ave	0.23mi	3/1.0 (+1)	1,137 (-5%)	7mo	$132,844	$117	69
517 N Wentz St	0.51mi	3/1.0 (+1)	1,210 (+1%)	2mo	$220,000	$182	69
316 N Broad St	0.37mi	2/1.5	1,140 (-5%)	8mo	$132,500	$116	66
1219 E Oklahoma Ave	0.35mi	2/1.0	1,328 (+10%)	7mo	$174,500	$131	60
622 S Ash St	0.62mi	3/2.0 (+1)	1,140 (-5%)	3mo	$154,000	$135	51
620 S Ash St	0.61mi	3/2.0 (+1)	1,140 (-5%)	5mo	$155,000	$136	50
624 S Ash St	0.62mi	3/2.0 (+1)	1,140 (-5%)	5mo	$159,999	$140	49
402 S 2nd St	0.73mi	2/2.0	1,316 (+10%)	3mo	$113,000	$86	44
802 N Ash St	0.48mi	3/2.0 (+1)	1,382 (+15%)	2mo	$235,000	$170	42
410 S 1st St	0.69mi	3/2.0 (+1)	1,306 (+9%)	6mo	$200,000	$153	40

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: 8.7%
• Equity multiple: 1.36×
• Total profit: $12,617
• Equity at exit: $18,638

10-year hold

• IRR: 21.5%
• Equity multiple: 3.23×
• Total profit: $78,070
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,444 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $397

Break-even live

Break-even rent $941

Max offer price $125,000

Occupancy floor 67%

Sensitivity live

Price	-10% $468	-5% $433	+0% $397	+5% $362	+10% $326
Rent	-10% $283	-5% $340	+0% $397	+5% $454	+10% $511
Rate	-1.0pp $460	-0.5pp $429	base $397	+0.5pp $365	+1.0pp $332

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	25d	1	0.38mi
409 E Hill Dr Guthrie, OK	3.0	2.0	1305	$1,445	$1.11	12d	1	0.74mi
1211 Clydesdale Dr Guthrie, OK	3.0	2.0	1273	$1,625	$1.28	3d	1	0.93mi
1221 Colt Dr Guthrie, OK	3.0	2.0	1051	$1,645	$1.57	4d	1	1.05mi

Listing history 26 events

1. 2026-06-21
   days on market $125,000 Active 49 DOM
2. 2026-06-18
   days on market $125,000 Active 46 DOM
3. 2026-06-17
   days on market $125,000 Active 45 DOM
4. 2026-06-16
   days on market $125,000 Active 44 DOM
5. 2026-06-15
   days on market $125,000 Active 43 DOM
6. 2026-06-13
   days on market $125,000 Active 41 DOM
7. 2026-06-13
   days on market $125,000 Active 40 DOM
8. 2026-06-09
   days on market $125,000 Active 37 DOM
9. 2026-06-08
   days on market $125,000 Active 36 DOM
10. 2026-06-07
    days on market $125,000 Active 35 DOM
11. 2026-06-05
    days on market $125,000 Active 32 DOM
12. 2026-06-03
    days on market $125,000 Active 31 DOM
13. 2026-06-02
    days on market $125,000 Active 30 DOM
14. 2026-06-01
    days on market $125,000 Active 29 DOM
15. 2026-05-31
    days on market $125,000 Active 28 DOM
16. 2026-05-14
    price $125,000
17. 2026-05-04
    status Active
18. 2026-04-10
    status Pending
19. 2026-04-09
    listed $135,000 Active
20. 2007-04-04
    soldstatus $63,000
21. 2007-04-02
    soldstatus $62,900 88-char remark

    Show marketing remark (88 chars)

    Bungalow ready to move in will allow painting allowance of $2,000 with full price offer.

22. 2007-02-26
    listed $58,900 88-char remark

    Show marketing remark (88 chars)

    Bungalow ready to move in will allow painting allowance of $2,000 with full price offer.

23. 2001-03-02
    soldstatus $53,500 102-char remark

    Show marketing remark (102 chars)

    less than 2 years old, small basement,steel siding, ready to move into. OWNER TRANSFERED Make an offer

24. 2001-02-28
    soldstatus $53,500
25. 2000-03-28
    listed $56,500 102-char remark

    Show marketing remark (102 chars)

    less than 2 years old, small basement,steel siding, ready to move into. OWNER TRANSFERED Make an offer

26. 1998-07-19
    soldstatus $44,000

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$697/yr (+$58/mo · 162.9%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $17,323
• − Mortgage interest: −$7,002
• − Property taxes: −$428
• − Insurance: −$625
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$3,636
• Taxable income: $2,860
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $4,080/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

+184.1% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $125,000 MLSOK
• 2026-05-04 Relisted — MLSOK
• 2026-04-10 Pending — MLSOK
• 2026-04-09 Listed $135,000 MLSOK
• 2007-04-04 Sold (Public Records) $63,000 Public Records
• 2007-04-02 Sold (MLS) $62,900 MLSOK
• 2007-02-26 Listed $58,900 MLSOK
• 2001-03-02 Sold (MLS) $53,500 MLSOK
• 2001-02-28 Sold (Public Records) $53,500 Public Records
• 2000-03-28 Listed $56,500 MLSOK
• 1998-07-19 Sold (Public Records) $44,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $428 · +1.7% YoY. Source: county tax records.