12201 Meadowlake · Guthrie, OK 73044

$220,000

3 bd · 2.0 ba · 1,260 sqft · Manufactured public records · 121 Days on market

Built 2024 1.00 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large Pie Shaped lot with a 16' x 20' storage building, large storm shelter, New AC in 2000, New Stove and Dishwasher in 2000, New Refridgerator in 2005. Wood Burning Fireplace. Needs new paint, carpet, and love. Offering a $1000 Carpet Allowance.

Key facts

• Second water setup
• Open layout
• Storm shelter

Tags

• OPEN LAYOUT
• FOURTH BEDROOM
• STORM SHELTER
• SEPTIC SYSTEM
• SECOND WATER SETUP
• SECOND ELECTRIC SETUP

Property features AI

Finance

• Other: Allows livestock; Located in Country Home Estate addition; Homestead not indicated
• Financial info: Accepts Cash, Conventional, FHA or VA; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Security: Storm shelter
• Utilities: Aerobic system; Public water available; Septic tank; Electricity available; Natural gas available
• Home design: Single-family residence; One level; South-facing; Residential property; Model home
• Construction: Frame and mobile construction; Composition roof (new 2024); Conventional foundation; Built (existing)
• Exterior features: Storage; Cul-de-sac lot

Interior

• Kitchen: Gas range
• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Dishwasher; Refrigerator; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (28.7% below list).
• Recommended offer: $157k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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.
• Edmond (suburban): math 38% / reading 40% proficiency, ranked #11 of 270 in OK (top 4%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cross Timbers Es (math 61% / reading 48%, grade C, #23 of 845 statewide, top 3%, 846 students, 0% FRL); Sequoyah Ms (math 40% / reading 34%, grade F, #17 of 345 statewide, top 6%, 1,006 students, 0% FRL); North Hs (math 47% / reading 57%, grade D+, #1 of 447 statewide, top 0%, 2,555 students, 0% FRL) — zoned schools average 0% FRL vs 22% district-wide (22 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 121 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $42k; list at $220k implies a 430% 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 $156,787 (28.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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: 0.71% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.49%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.26×
• Total profit: $-45,285
• Equity at exit: $32,803

10-year hold

• IRR: -5.1%
• Equity multiple: 0.60×
• Total profit: $-24,732
• Equity at exit: $19,022

Cash invested: $61,600 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,568 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-282

Break-even live

Break-even rent $1,925

Max offer price $179,230

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-206	+0% $-282	+5% $-358	+10% $-434
Rent	-10% $-406	-5% $-344	+0% $-282	+5% $-220	+10% $-158
Rate	-1.0pp $-171	-0.5pp $-226	base $-282	+0.5pp $-339	+1.0pp $-397

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $220,000 Active 121 DOM
2. 2026-06-18
   days on market $220,000 Active 118 DOM
3. 2026-06-17
   days on market $220,000 Active 117 DOM
4. 2026-06-16
   days on market $220,000 Active 116 DOM
5. 2026-06-15
   days on market $220,000 Active 115 DOM
6. 2026-06-13
   days on market $220,000 Active 113 DOM
7. 2026-06-09
   days on market $220,000 Active 109 DOM
8. 2026-06-08
   days on market $220,000 Active 108 DOM
9. 2026-06-07
   days on market $220,000 Active 107 DOM
10. 2026-06-03
    days on market $220,000 Active 103 DOM
11. 2026-06-02
    days on market $220,000 Active 102 DOM
12. 2026-06-01
    days on market $220,000 Active 101 DOM
13. 2026-05-31
    days on market $220,000 Active 100 DOM
14. 2026-04-01
    price $220,000
15. 2026-02-20
    listed $225,000 Active
16. 2007-09-14
    soldstatus $41,500 248-char remark

    Show marketing remark (248 chars)

    Large Pie Shaped lot with a 16' x 20' storage building, large storm shelter, New AC in 2000, New Stove and Dishwasher in 2000, New Refridgerator in 2005. Wood Burning Fireplace. Needs new paint, carpet, and love. Offering a $1000 Carpet Allowance.

17. 2006-12-09
    listed $48,000 248-char remark

    Show marketing remark (248 chars)

    Large Pie Shaped lot with a 16' x 20' storage building, large storm shelter, New AC in 2000, New Stove and Dishwasher in 2000, New Refridgerator in 2005. Wood Burning Fireplace. Needs new paint, carpet, and love. Offering a $1000 Carpet Allowance.

18. 1999-10-31
    soldstatus $13,000
19. 1990-09-27
    soldstatus $19,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 3/10 Moderate 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: $18,814
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$6,400
• Taxable loss: −$7,319
• Est. tax savings @ 24.0%: +$1,757
• After-tax cash flow: $-1,624/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: Edmond
• NCES district ID: 4010590
• Math proficiency: 38% ▼ -12.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $73,212
• Composite: 35.88/100
• National rank: #4814
• State rank: #11 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: 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

+1028.2% since first listed

6 events — show timeline

• 2026-04-01 Price Changed $220,000 MLSOK
• 2026-02-20 Listed $225,000 MLSOK
• 2007-09-14 Sold (MLS) $41,500 MLSOK
• 2006-12-09 Listed $48,000 MLSOK
• 1999-10-31 Sold (Public Records) $13,000 Public Records
• 1990-09-27 Sold (Public Records) $19,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $436 · +21.4% YoY. Source: county tax records.