RC Cooper Plan · Guthrie, OK 73044

$185,500

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 214 Days on market

Good condition 2-car garage

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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 +8.3/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• 1% rule +2.6/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room, modern kitchen and dining area for everyday multitasking. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home. Rounding out the layout is a convenient two-car garage for storage space.

Key facts

• 2 garage spots
• Listed 213 days

🏗️ New construction. The $185,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $217,481.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $186k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (11.0% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.2% vs local median 3.2% 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); 1357 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 214 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Recommended offer $163,240 (12.0% 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 214 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.76% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $217,481
• List price: $185,500
• Delta: -14.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1222 Saddle Dr	0.16mi	3/2.0	1,248 (0%)	4mo	$200,790	$161	89
1107 Colt Dr	0.27mi	3/2.0	1,248 (0%)	3mo	$205,390	$165	85
1219 Filly Dr	0.31mi	3/2.0	1,248 (0%)	2mo	$214,000	$171	84
1115 Colt Dr	0.09mi	3/2.0	1,402 (+12%)	2mo	$218,930	$156	74
1215 Saddle Dr	0.17mi	3/2.0	1,373 (+10%)	2mo	$215,174	$157	74
1209 Saddle Dr	0.19mi	3/2.0	1,373 (+10%)	2mo	$215,074	$157	73
1114 Colt Dr	0.09mi	3/2.0	1,402 (+12%)	4mo	$217,605	$155	72
1115 Saddle Dr	0.24mi	3/2.0	1,373 (+10%)	0mo	$197,750	$144	72
1213 Saddle Dr	0.19mi	3/2.0	1,402 (+12%)	1mo	$234,532	$167	70
1205 Saddle Dr	0.20mi	3/2.0	1,402 (+12%)	1mo	$228,415	$163	70
1218 Saddle Dr	0.18mi	3/2.0	1,402 (+12%)	4mo	$226,926	$162	68
1025 Elmwood Dr	0.40mi	4/2.0 (+1)	1,340 (+7%)	2mo	$185,000	$138	62

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: -17.5%
• Equity multiple: 0.36×
• Total profit: $-39,168
• Equity at exit: $32,427

10-year hold

• IRR: -2.1%
• Equity multiple: 0.83×
• Total profit: $-10,624
• Equity at exit: $18,804

Cash invested: $60,895 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 27 active · 37 under contract
• Months of supply: 4.3 mo (23%/mo absorbed)
• Median asking: $206,650 ($151/sqft)
• Median days on market: 100 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +15.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 73044

• Home prices YoY: -25.9%
• Rents YoY: 12.2%
• Active inventory: 1357
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$1,140
• Tax est. 1.5%: −$272 /mo · $3,262/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-199

Break-even live

Break-even rent $1,902

Max offer price $188,686

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-124	+0% $-199	+5% $-274	+10% $-349
Rent	-10% $-329	-5% $-264	+0% $-199	+5% $-134	+10% $-69
Rate	-1.0pp $-89	-0.5pp $-144	base $-199	+0.5pp $-255	+1.0pp $-313

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: $54,370
• Closing costs: $6,524
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 Stallion Dr Guthrie, OK	4.0	2.0	1459	$2,000	$1.37	133d	1	0.04mi
1221 Colt Dr Guthrie, OK	3.0	2.0	1051	$1,600	$1.52	112d	1	0.08mi
1221 Colt Dr Guthrie, OK	3.0	2.0	1052	$1,549	$1.47	35d	1	0.08mi
1103 Stallion Dr Guthrie, OK	3.0	2.0	1021	$1,500	$1.47	47d	1	0.10mi
1211 Clydesdale Dr Guthrie, OK	3.0	2.0	1273	$1,625	$1.28	138d	1	0.19mi
1212 Guthrie Farms Blvd Guthrie, OK	3.0	2.0	1373	$1,595	$1.16	38d	1	0.21mi
406 S Pine St Guthrie, OK	4.0	1.0	1272	$1,400	$1.10	142d	1	0.60mi
1925 E Springer Ave Guthrie, OK	3.0	2.0	1472	$1,500	$1.02	0d	1	0.77mi
1925 E Springer Ave Guthrie, OK	3.0	2.0	1472	$1,900	$1.29	130d	1	0.77mi
520 E Springer Ave Guthrie, OK	2.0	2.0	1092	$1,300	$1.19	164d	1	0.90mi
506 E Springer Ave Guthrie, OK	3.0	1.5	1000	$1,295	$1.29	11d	1	0.91mi
506 E Springer Ave Guthrie, OK	3.0	1.5	1000	$1,295	$1.29	9d	1	0.91mi
509 E Harrison Ave Unit 2UPSTAIRS Guthrie, OK	2.0	1.0	1000	$945	$0.94	28d	1	0.99mi
214 E Vilas Ave Guthrie, OK	3.0	1.5	1164	$1,400	$1.20	30d	1	1.11mi
117 W Harrison Ave Unit 3 Guthrie, OK	2.0	1.0	1250	$1,285	$1.03	5d	1	1.27mi
117 W Harrison Ave Unit 3 Guthrie, OK	2.0	1.0	1250	$1,285	$1.03	0d	1	1.27mi

Property features AI

Finance

• Financial info: List price $214,750

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: RC Cooper plan (new construction plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,248

Listing history 50 events

1. 2026-11-08
   days on market $185,500 Active 214 DOM
2. 2026-11-07
   days on market $185,500 Active 213 DOM
3. 2026-11-06
   days on market $185,500 Active 212 DOM
4. 2026-11-05
   days on market $185,500 Active 211 DOM
5. 2026-11-04
   days on market $185,500 Active 210 DOM
6. 2026-11-02
   days on market $185,500 Active 208 DOM
7. 2026-11-01
   days on market $185,500 Active 207 DOM
8. 2026-10-31
   days on market $185,500 Active 206 DOM
9. 2026-10-30
   days on market $185,500 Active 205 DOM
10. 2026-10-29
    days on market $185,500 Active 204 DOM
11. 2026-10-28
    days on market $185,500 Active 203 DOM
12. 2026-10-27
    days on market $185,500 Active 202 DOM
13. 2026-10-26
    days on market $185,500 Active 201 DOM
14. 2026-10-26
    days on market $185,500 Active 200 DOM
15. 2026-10-24
    days on market $185,500 Active 199 DOM
16. 2026-10-23
    days on market $185,500 Active 198 DOM
17. 2026-10-22
    days on market $185,500 Active 197 DOM
18. 2026-10-21
    days on market $185,500 Active 196 DOM
19. 2026-10-20
    days on market $185,500 Active 195 DOM
20. 2026-10-19
    days on market $185,500 Active 194 DOM
21. 2026-10-18
    days on market $185,500 Active 193 DOM
22. 2026-10-17
    days on market $185,500 Active 192 DOM
23. 2026-10-16
    days on market $185,500 Active 191 DOM
24. 2026-10-15
    days on market $185,500 Active 190 DOM
25. 2026-10-14
    days on market $185,500 Active 189 DOM
26. 2026-10-13
    days on market $185,500 Active 188 DOM
27. 2026-10-12
    days on market $185,500 Active 187 DOM
28. 2026-10-11
    days on market $185,500 Active 186 DOM
29. 2026-10-10
    pricedays on market $185,500 Active 185 DOM
30. 2026-10-09
    days on market $185,000 Active 184 DOM
31. 2026-10-08
    days on market $185,000 Active 183 DOM
32. 2026-10-07
    days on market $185,000 Active 182 DOM
33. 2026-10-06
    days on market $185,000 Active 181 DOM
34. 2026-10-05
    days on market $185,000 Active 180 DOM
35. 2026-10-04
    days on market $185,000 Active 179 DOM
36. 2026-10-03
    days on market $185,000 Active 178 DOM
37. 2026-10-02
    days on market $185,000 Active 177 DOM
38. 2026-10-01
    days on market $185,000 Active 176 DOM
39. 2026-09-30
    days on market $185,000 Active 175 DOM
40. 2026-09-29
    days on market $185,000 Active 174 DOM
41. 2026-09-28
    days on market $185,000 Active 173 DOM
42. 2026-09-27
    days on market $185,000 Active 172 DOM
43. 2026-09-25
    price $185,000 Active 170 DOM
44. 2026-09-25
    days on market $214,900 Active 170 DOM
45. 2026-09-24
    days on market $214,900 Active 169 DOM
46. 2026-09-23
    days on market $214,900 Active 168 DOM
47. 2026-09-22
    pricedays on market $214,900 Active 167 DOM
48. 2026-09-21
    days on market $214,750 Active 166 DOM
49. 2026-09-20
    days on market $214,750 Active 165 DOM
50. 2026-09-19
    days on market $214,750 Active 164 DOM

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

Taxation est. · year 1

• Rental income: $19,807
• − Mortgage interest: −$12,182
• − Property taxes: −$3,262
• − Insurance: −$1,087
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$6,327
• Taxable loss: −$6,221
• Est. tax savings @ 24.0%: +$1,493
• After-tax cash flow: $-895/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $6,240–$18,720 screening

This single-story home is in good condition with a modern and inviting interior. It has a good curb appeal and is ready for a potential buyer or renter.

Value-add opportunities

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Fogarty Es F OK #84/845 Nat'l #17,861/41,679 Middle Guthrie Upper Es F OK #149/345 Nat'l #11,464/14,009 High Guthrie Hs F OK #125/447 Nat'l #11,887/17,239

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

B Composite livability gradescore 74/100

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 · 55,683 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: 10% of renters

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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%

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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%
• Languages at home: 94% English-only · Spanish 6%

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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

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Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Property features AI

Finance

• Financial info: List price $214,750

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: RC Cooper plan (new construction plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,248