4361 N Rabbit Run · Guthrie, OK 73034

$205,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 48 Days on market

Built 1997 0.57 ac lot $13/mo HOA · 1% 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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner Financing Available at $130,000! Newly remodeled 3 bed / 2 bath manufactured home on huge 1/2 acre lot in desirable Pine Oak Estates neighborhood in Edmond. Bad Credit OK! Your Job is your Credit! Quick and easy process to qualify.

Key facts

• Remodeled
• Open layout
• All appliances

Tags

• REMODELED
• UPDATED LIVING SPACE
• OPEN LAYOUT
• ALL APPLIANCES
• MAJOR SYSTEM UPGRADES
• NEW EXTERIOR SKIRTING

Property features AI

Finance

• Other: Lot approximately 0.57 acre
• Financial info: Loan qualification available; Not assumable
• HOA & community: Mandatory association dues ($158) covering grounds maintenance and common area maintenance

Exterior

• Utilities: Manual geocode source
• Home design: Single family residence; One level; Residential property
• Construction: Manufactured construction with vinyl siding and other materials; Shingle roof; Conventional foundation; Built as existing property
• Exterior features: Covered porch; Outbuildings; Rain gutters; Outdoor storage; Combination fencing; Wooded, rural lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Electric fireplace; Dishwasher; Microwave; Refrigerator; Water heater
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $27 ($329/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (18.8% below list).
• Recommended offer: $166k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Charter Oak Es (math 32% / reading 27%, grade F, #255 of 845 statewide, top 35%, 467 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 (+2.5%/yr); 763 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 48 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $117k; list at $205k implies a 75% 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 $166,494 (18.8% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.49% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-32,376
• Equity at exit: $30,566

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-29,615
• Equity at exit: $17,725

Cash invested: $57,400 (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 73034

• Rents YoY: 2.5%
• Active inventory: 763
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$85
• HOA: −$13
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $27

Break-even live

Break-even rent $1,630

Max offer price $205,000

Occupancy floor 93%

Sensitivity live

Price	-10% $143	-5% $85	+0% $27	+5% $-31	+10% $-89
Rent	-10% $-104	-5% $-38	+0% $27	+5% $93	+10% $159
Rate	-1.0pp $131	-0.5pp $80	base $27	+0.5pp $-26	+1.0pp $-80

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3312 Gwendolyn Ln Edmond, OK	3.0	2.0	1100	$1,395	$1.27	2d	1	1.31mi
3208 Marla Ln Edmond, OK	3.0	1.5	1088	$1,525	$1.40	2d	1	1.33mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 26 events

1. 2026-06-18
   days on market $205,000 Active 48 DOM
2. 2026-06-17
   days on market $205,000 Active 47 DOM
3. 2026-06-16
   days on market $205,000 Active 46 DOM
4. 2026-06-15
   days on market $205,000 Active 45 DOM
5. 2026-06-13
   days on market $205,000 Active 43 DOM
6. 2026-06-13
   pricedays on market $205,000 Active 42 DOM
7. 2026-06-09
   days on market $210,000 Active 39 DOM
8. 2026-06-08
   days on market $210,000 Active 38 DOM
9. 2026-06-07
   days on market $210,000 Active 37 DOM
10. 2026-06-05
    days on market $210,000 Active 34 DOM
11. 2026-06-03
    days on market $210,000 Active 33 DOM
12. 2026-06-02
    days on market $210,000 Active 32 DOM
13. 2026-06-01
    days on market $210,000 Active 31 DOM
14. 2026-05-31
    days on market $210,000 Active 30 DOM
15. 2026-05-08
    price $210,000
16. 2026-05-01
    listed $215,000 Active
17. 2020-04-15
    soldstatus $117,000
18. 2020-04-09
    soldstatus $116,900 Sold 244-char remark

    Show marketing remark (244 chars)

    Owner Financing Available at $130,000! Newly remodeled 3 bed / 2 bath manufactured home on huge 1/2 acre lot in desirable Pine Oak Estates neighborhood in Edmond. Bad Credit OK! Your Job is your Credit! Quick and easy process to qualify.

19. 2020-03-12
    soldstatus $75,000
20. 2020-03-04
    status Pending 244-char remark

    Show marketing remark (244 chars)

    Owner Financing Available at $130,000! Newly remodeled 3 bed / 2 bath manufactured home on huge 1/2 acre lot in desirable Pine Oak Estates neighborhood in Edmond. Bad Credit OK! Your Job is your Credit! Quick and easy process to qualify.

21. 2020-03-03
    listed $114,900 Active 244-char remark

    Show marketing remark (244 chars)

    Owner Financing Available at $130,000! Newly remodeled 3 bed / 2 bath manufactured home on huge 1/2 acre lot in desirable Pine Oak Estates neighborhood in Edmond. Bad Credit OK! Your Job is your Credit! Quick and easy process to qualify.

22. 2016-11-01
    soldstatus $69,500
23. 2015-09-10
    soldstatus $69,500
24. 2014-01-31
    historical
25. 2013-10-24
    listed $53,000
26. 2002-06-20
    soldstatus $11,000

ⓘ 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: $1,373 · $114/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$472/yr (+$39/mo · 34.4%)

ⓘ 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 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,979
• − Mortgage interest: −$11,483
• − Property taxes: −$1,373
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − HOA: −$156
• − Depreciation: −$5,964
• Taxable loss: −$3,218
• Est. tax savings @ 24.0%: +$772
• After-tax cash flow: $1,101/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

• County: Oklahoma County · 771,644 people
• City population: 25,398
• Metro: Oklahoma City, OK
• Population (ZIP): 48,831
• Household income: $109,700
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1198.0

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 (76%)
• Race & ethnicity: White 76% Two or more races 10% Hispanic / Latino 8% Asian 4% Black 3% Native American 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 6% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Chinese 1%

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: ▼ -164.67%
• Current HPI: 223.1391
• Rent YoY: ▲ 2.49%
• 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

+1809.1% since first listed

12 events — show timeline

• 2026-05-08 Price Changed $210,000 MLSOK
• 2026-05-01 Listed $215,000 MLSOK
• 2020-04-15 Sold (Public Records) $117,000 Public Records
• 2020-04-09 Sold (MLS) $116,900 MLSOK
• 2020-03-12 Sold (Public Records) $75,000 Public Records
• 2020-03-04 Pending — MLSOK
• 2020-03-03 Listed $114,900 MLSOK
• 2016-11-01 Sold (Public Records) $69,500 Public Records
• 2015-09-10 Sold (Public Records) $69,500 Public Records
• 2014-01-31 Listing Removed — MLSOK
• 2013-10-24 Listed $53,000 MLSOK
• 2002-06-20 Sold (Public Records) $11,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,373 · +4.7% YoY. Source: county tax records.