415 N Broad St · Guthrie, OK 73044

$162,500

2 bd · 1.0 ba · 1,077 sqft · SingleFamily public records · 156 Days on market

Built 1935 6,299 sqft lot Est $145k · 12% over

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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 +18.9/30.0
• DSCR +5.9/10.0
• Rent growth +5.0/5.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sweet cottage style home that is canopied by large mature trees - The home has been updated thru out and presents a cozy living style - Hard wood floors - ceiling fans - designer trendy interior design - updated bath with ceramic tile. Large inside utilityroom with ceramic tile.

Key facts

• 6,299 sq ft lot
• Built 1935
• Listed 156 days

Tags

• REFINISHED HARDWOOD FLOOR
• LARGE FENCED IN BACKYARD

Property features AI

Finance

• Other: Located in East Guthrie addition; Directions: On Broad St in between Mansur and Warner
• Financial info: Not assumable; Loan qualification allowed
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-story; Existing property; Homestead eligible
• Construction: Frame construction; Composition roof; Conventional foundation
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/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 $144k (11.3% below list).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $162k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $143,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.19
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $145,395
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 N Wentz St	0.07mi	2/2.0	1,125 (+4%)	8mo	$87,500	$78	79
316 N Broad St	0.08mi	2/1.5	1,140 (+6%)	8mo	$132,500	$116	78
406 E Logan Ave	0.16mi	2/1.0	1,018 (-6%)	10mo	$200,000	$196	75
621 N Wentz St	0.17mi	2/1.0	966 (-10%)	6mo	$115,000	$119	70
517 N Wentz St	0.11mi	3/1.0 (+1)	1,210 (+12%)	2mo	$220,000	$182	68
512 Oklahoma Ave	0.31mi	3/1.0 (+1)	1,137 (+6%)	7mo	$132,844	$117	65
805 E Harrison Ave	0.52mi	3/2.0 (+1)	1,150 (+7%)	3mo	$185,000	$161	53
215 S Maple St	0.47mi	2/1.0	958 (-11%)	11mo	$55,000	$57	51
622 S Ash St	0.68mi	3/2.0 (+1)	1,140 (+6%)	3mo	$154,000	$135	47
607 E Grant Ave	0.68mi	3/1.0 (+1)	1,128 (+5%)	11mo	$33,000	$29	46
620 S Ash St	0.67mi	3/2.0 (+1)	1,140 (+6%)	5mo	$155,000	$136	46
624 S Ash St	0.68mi	3/2.0 (+1)	1,140 (+6%)	5mo	$159,999	$140	45

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: -4.6%
• Equity multiple: 0.82×
• Total profit: $-8,208
• Equity at exit: $24,229

10-year hold

• IRR: 9.7%
• Equity multiple: 1.90×
• Total profit: $40,859
• Equity at exit: $14,050

Cash invested: $45,500 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$852
• Tax from tax record: −$53 /mo · $635/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $166

Break-even live

Break-even rent $1,231

Max offer price $162,500

Occupancy floor 83%

Sensitivity live

Price	-10% $258	-5% $212	+0% $166	+5% $120	+10% $74
Rent	-10% $52	-5% $109	+0% $166	+5% $223	+10% $280
Rate	-1.0pp $248	-0.5pp $207	base $166	+0.5pp $124	+1.0pp $81

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: $40,625
• Closing costs: $4,875
• 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	0.52mi
409 E Hill Dr Guthrie, OK	3.0	2.0	1305	$1,445	$1.11	12d	1	0.55mi
1211 Clydesdale Dr Guthrie, OK	3.0	2.0	1273	$1,625	$1.28	3d	1	1.23mi
1221 Colt Dr Guthrie, OK	3.0	2.0	1051	$1,645	$1.57	5d	1	1.36mi

Listing history 6 events

1. 2026-06-15
   statusdays on market $162,500 Pending 156 DOM
2. 2026-06-13
   days on market $162,500 Active 155 DOM
3. 2026-06-13
   days on market $162,500 Active 154 DOM
4. 2026-06-09
   days on market $162,500 Active 151 DOM
5. 2026-06-08
   remarks 581-char remark
6. 2026-06-08
   listed $162,500 Active 150 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: $635 · $53/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$828/yr (+$69/mo · 130.3%)

ⓘ 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: $17,299
• − Mortgage interest: −$9,103
• − Property taxes: −$635
• − Insurance: −$812
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$4,727
• Taxable loss: −$746
• Est. tax savings @ 24.0%: +$179
• After-tax cash flow: $2,172/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

+884.8% since first listed

16 events — show timeline

• 2026-06-14 Pending — MLSOK
• 2026-06-08 Relisted — MLSOK
• 2026-05-19 Price Changed $162,500 MLSOK
• 2026-04-08 Price Changed $159,500 MLSOK
• 2026-03-07 Relisted — MLSOK
• 2026-02-19 Pending — MLSOK
• 2025-12-11 Relisted — MLSOK
• 2025-12-11 Price Changed $162,500 MLSOK
• 2025-11-29 Listed $175,000 MLSOK
• 2014-11-26 Sold (Public Records) $52,500 Public Records
• 2014-11-20 Sold (MLS) $52,500 MLSOK
• 2014-08-14 Listed $64,500 MLSOK
• 2006-12-01 Listing Removed — MLSOK
• 2006-05-23 Listed $58,000 MLSOK
• 2005-06-23 Sold (Public Records) $48,000 Public Records
• 1993-07-14 Sold (Public Records) $16,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $635 · -0.5% YoY. Source: county tax records.