602 N Wentz St · Guthrie, OK 73044

$95,000

5 bd · 2.0 ba · 2,558 sqft · SingleFamily public records · 5 Days on market

Built 1945 7,362 sqft lot

---

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
• 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

Investors, here's your next project. 602 N Wentz is a 5-bed, 2.5-bath fixer waiting on the right person to finish the story. The best part of any flip is the vision, and this one hands it to you: original wood staircase, turned newel post, balusters, and wood trim you genuinely can't buy new. 1945 bones, loads of character, none of the cheap stuff. The City has already approved this property for conversion to a duplex. Written approval, in hand. Flip it as a single-family, or run the numbers on two doors and a rent roll. Options, not headaches. Does it need work? All of it. Floors are exposed, the kitchen and baths are dated (putting it kindly), and the attic up top is big enough to dream i

Key facts

• Wood trim
• Turned newel post
• Storage shed

Tags

• ORIGINAL WOOD STAIRCASE
• TURNED NEWEL POST
• WOOD TRIM
• COVERED PORCH FRONT AND BACK
• STORAGE SHED
• MATURE TREES

Property features AI

Finance

• Other: Property in East Guthrie addition; No storm shelter; Not homesteaded
• Financial info: Listing terms accept Cash, Conventional, FHA/VA, Rural Housing Services, VA; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; Residential property facing west; Multi-level
• Construction: Frame construction; Composition roof; Combination foundation; Existing property
• Exterior features: Covered porch; Corner lot

Interior

• Kitchen: Range
• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Other heating; Window unit cooling
• Interior features: Study/office included; One fireplace

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Cap rate 16.9% 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: Fogarty Es (math 47% / reading 37%, grade F, #84 of 845 statewide, top 11%, 438 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; 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 $657 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 25y 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.95% ✓
• Cap rate: 16.86%
• Cash-on-cash: 37.72%
• DSCR: 2.68
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $278,822
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 N Broad St	0.13mi	5/2.5	2,800 (+10%)	3mo	$245,000	$88	74
323 N Broad St	0.17mi	4/2.0 (-1)	2,654 (+4%)	21mo	$265,000	$100	63
601 N Park St	0.51mi	4/2.0 (-1)	2,643 (+3%)	12mo	$378,000	$143	56
320 E Cleveland Ave	0.30mi	4/2.0 (-1)	2,878 (+12%)	7mo	$285,000	$99	54
518 E Noble Ave	0.33mi	4/2.0 (-1)	2,210 (-14%)	8mo	$245,000	$111	50
519 E Oklahoma Ave	0.46mi	4/2.5 (-1)	2,363 (-8%)	11mo	$269,000	$114	49
123 S Capitol St	0.64mi	5/2.0	2,430 (-5%)	18mo	$265,000	$109	47
410 S 2nd St	0.65mi	5/3.5	2,411 (-6%)	13mo	$250,000	$104	43
902 Walnut Ct	0.63mi	4/2.5 (-1)	2,240 (-12%)	9mo	$250,000	$112	36
617 E Cleveland Ave	0.45mi	4/1.5 (-1)	2,210 (-14%)	19mo	$250,000	$113	33
815 E Harrison Ave	0.65mi	4/2.0 (-1)	2,940 (+15%)	8mo	$95,000	$32	33
1111 E Noble Ave	0.71mi	4/1.5 (-1)	2,180 (-15%)	22mo	$172,700	$79	17

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: 39.2%
• Equity multiple: 2.79×
• Total profit: $47,684
• Equity at exit: $14,165

10-year hold

• IRR: 48.0%
• Equity multiple: 6.82×
• Total profit: $154,786
• Equity at exit: $8,214

Cash invested: $26,600 (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 73044

• Home prices YoY: -25.9%
• Rents YoY: 12.2%
• Active inventory: 851
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,856 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $836

Break-even live

Break-even rent $797

Max offer price $95,000

Occupancy floor 50%

Sensitivity live

Price	-10% $890	-5% $863	+0% $836	+5% $809	+10% $782
Rent	-10% $690	-5% $763	+0% $836	+5% $910	+10% $983
Rate	-1.0pp $884	-0.5pp $860	base $836	+0.5pp $812	+1.0pp $787

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $95,000 Active 5 DOM
2. 2026-06-18
   days on market $95,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $95,000 Active 1 DOM

ⓘ 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: $1,104 · $92/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 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: $22,268
• − Mortgage interest: −$5,321
• − Property taxes: −$1,104
• − Insurance: −$475
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$2,764
• Taxable income: $9,041
• Est. tax owed @ 24.0%: −$2,170
• After-tax cash flow: $7,865/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

+111.1% since first listed

29 events — show timeline

• 2026-06-16 Listed $95,000 MLSOK
• 2026-04-16 Listing Removed — MLSOK
• 2026-02-02 Price Changed $105,000 MLSOK
• 2025-12-29 Listed $116,000 MLSOK
• 2025-12-10 Listing Removed — MLSOK
• 2025-10-27 Price Changed $115,000 MLSOK
• 2025-10-07 Listed $118,000 MLSOK
• 2023-02-14 Sold (Public Records) $113,000 Public Records
• 2019-12-31 Sold (Public Records) $49,000 Public Records
• 2019-12-30 Sold (MLS) $49,000 MLSOK
• 2019-12-14 Pending — MLSOK
• 2019-12-08 Price Changed $49,000 MLSOK
• 2019-10-18 Price Changed $55,000 MLSOK
• 2019-10-07 Price Changed $59,900 MLSOK
• 2019-10-01 Price Changed $65,000 MLSOK
• 2019-09-27 Price Changed $69,900 MLSOK
• 2019-09-16 Listed $75,000 MLSOK
• 2011-08-21 Listing Removed — MLSOK
• 2011-05-20 Listed $59,900 MLSOK
• 2010-02-26 Sold (MLS) $41,400 MLS Technology, Inc.
• 2009-12-04 Listed $45,000 MLS Technology, Inc.
• 2009-04-09 Listing Removed — MLSOK
• 2007-05-04 Listed $83,000 MLSOK
• 2003-06-20 Sold (MLS) $76,900 MLSOK
• 2003-06-19 Sold (Public Records) $83,000 Public Records
• 2003-04-02 Listed $78,000 MLSOK
• 2001-12-10 Listing Removed — MLSOK
• 2001-05-25 Listed $74,000 MLSOK
• 1999-01-05 Sold (Public Records) $45,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,104 · -4.9% YoY. Source: county tax records.