3108 Gwendolyn Ln · Guthrie, OK 73034

$139,000

2 bd · 1.0 ba · 946 sqft · Land public records · 3 Days on market

Built 1978 8,712 sqft lot

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Why this score? — see what drove the C 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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.7/5.0
• 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

NEEDS TLC; BRING PRE-QUAL LETTER WITH ALL OFFERS. CALL FOR ADDENDUMS AND DISCLOSURES.

Key facts

• Quick access to i-35
• Spacious backyard
• Attached garage

Tags

• ATTACHED GARAGE
• SPACIOUS BACKYARD
• QUICK ACCESS TO I-35

Property features AI

Finance

• Other: Located in Green Oaks Ranch V; Not a model home; Occupied; Directions: From S Coltrane Rd, turn onto Gwendolyn Ln. The property will be at your right.
• Financial info: Loan qualification available; Property not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Home design: Single family residence; One level; Residential property; Existing property
• Construction: Brick & frame construction; Composition roof; Built on slab foundation
• Exterior features: Porch; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Slab foundation
• Interior features: Living area; Dining area; Interior lot setting

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $139k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Cap rate 8.9% 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.
• 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).
• This rent is only 16% of the median local income ($110k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $66k; list at $139k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $139,000

Questions for the listing agent

1. Built in 1978 — 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: 1.05% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 7.9

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,153
• Equity at exit: $20,725

10-year hold

• IRR: 6.3%
• Equity multiple: 1.46×
• Total profit: $17,847
• Equity at exit: $12,018

Cash invested: $38,920 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$70 /mo · $845/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $301

Break-even live

Break-even rent $1,085

Max offer price $139,000

Occupancy floor 74%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3208 Marla Ln Edmond, OK	3.0	1.5	1088	$1,525	$1.40	1d	1	0.05mi
3312 Gwendolyn Ln Edmond, OK	3.0	2.0	1100	$1,395	$1.27	1d	1	0.14mi

Listing history 8 events

1. 2026-04-30
   status Pending
2. 2026-04-27
   listed $139,000 Active
3. 2025-12-09
   historical $995
4. 2025-09-25
   listed $995
5. 2022-03-19
   price $950
6. 2020-12-04
   soldstatus $66,500
7. 2004-11-29
   soldstatus $39,330 85-char remark

   Show marketing remark (85 chars)

   NEEDS TLC; BRING PRE-QUAL LETTER WITH ALL OFFERS. CALL FOR ADDENDUMS AND DISCLOSURES.

8. 2004-09-01
   listed $43,900 85-char remark

   Show marketing remark (85 chars)

   NEEDS TLC; BRING PRE-QUAL LETTER WITH ALL OFFERS. CALL FOR ADDENDUMS AND DISCLOSURES.

ⓘ 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: $845 · $70/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$406/yr (+$34/mo · 48.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 48% 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 4% 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: $17,591
• − Mortgage interest: −$7,786
• − Property taxes: −$845
• − Insurance: −$695
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$4,044
• Taxable income: $1,407
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $3,272/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

+216.6% since first listed

8 events — show timeline

• 2026-04-30 Pending — MLSOK
• 2026-04-27 Listed $139,000 MLSOK
• 2025-12-09 Rental Removed $995 BUILDIUM
• 2025-09-25 Listed for Rent $995 BUILDIUM
• 2022-03-19 Price Changed $950 BUILDIUM
• 2020-12-04 Sold (Public Records) $66,500 Public Records
• 2004-11-29 Sold (MLS) $39,330 MLSOK
• 2004-09-01 Listed $43,900 MLSOK

Property tax history

+4.3%/yr

Latest (2025): $845 · +5.2% YoY. Source: county tax records.