624 E Noble Ave · Guthrie, OK 73044

$200,000

6 bd · 5.0 ba · 3,294 sqft · SingleFamily public records · 174 Days on market

Built 1902 3.00 ac lot Est $290k · 31% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Rent growth +5.0/5.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step back in time and take a gander at this Victorian beauty. Wrap around porches and white vinyl fencing just completes the mature landscaping that is just beautiful. Very large rooms with natural wood work. Amenities: French doors-pocket doors-ceiling fans- well & city water-updated plumbing & elec-zoned cha-built-ins-servant stairs-mud room -3 hot water tanks-jetta tub-center island and so much more

Key facts

• Queen anne victorian
• Built-in cabinetry
• Decorative fireplace

Tags

• QUEEN ANNE VICTORIAN
• CURVED WRAP-AROUND PORCH
• ORIGINAL NATURAL WOOD TRIM
• BUILT-IN CABINETRY
• POCKET DOORS
• DECORATIVE FIREPLACE

Property features AI

Finance

• Other: Located in East Guthrie legal addition; Not designated historic; Directions: Take I-35 north to exit 157/Hwy 33 Guthrie, turn left on E Noble Ave to Business District; in 1.5 miles the house will be on your right.
• Financial info: Current price listed (information provided by listing): $200,000; Assumable loan status: Unknown; Loan qualification status: Unknown; Property tax amount (reported): $1,676
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; Residential property; Multi-level property; Existing property
• Construction: Brick and frame construction; Heavy comp roof; Combination foundation; Built on a 3-acre lot
• Exterior features: Covered porch; Guest quarters

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 5 full baths; 1 half bath
• Interior features: One living area; Study/office; Below-ground storm shelter; One fireplace (other feature)

What this means for you Summary

Snapshot

• This is a 6-bed/5.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/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 $194k (3.1% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Central Es (math 12% / reading 8%, grade F, #711 of 845 statewide, top 87%, 278 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); 843 active listings in the ZIP; 102 units permitted in Logan County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1902 — 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 $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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 1902 — 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. 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: 0.97% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $289,872
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 N Broad St	0.30mi	5/2.5 (-1)	2,800 (-15%)	3mo	$245,000	$88	44
817 Walnut Creek Rd	0.37mi	5/3.0 (-1)	3,003 (-9%)	14mo	$265,000	$88	43
1007 Mockingbird Ln	0.69mi	5/3.0 (-1)	2,953 (-10%)	1mo	$420,000	$142	37

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: -2.4%
• Equity multiple: 0.90×
• Total profit: $-5,379
• Equity at exit: $29,821

10-year hold

• IRR: 11.8%
• Equity multiple: 2.13×
• Total profit: $63,425
• Equity at exit: $17,292

Cash invested: $56,000 (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: 843
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,938 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$134 /mo · $1,612/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $264

Break-even live

Break-even rent $1,603

Max offer price $200,000

Occupancy floor 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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-04-30
   status Pending
2. 2026-04-18
   price $200,000
3. 2026-03-30
   status Active
4. 2026-03-23
   status Pending
5. 2026-01-24
   price $205,000
6. 2026-01-20
   price $210,000
7. 2026-01-20
   status Active
8. 2026-01-16
   status Pending
9. 2026-01-01
   status Active
10. 2025-12-31
    historical
11. 2025-12-03
    price $215,000
12. 2025-11-30
    price $224,900
13. 2025-11-21
    status Active
14. 2025-11-13
    status Pending
15. 2025-10-17
    listed $230,000 Active
16. 2015-09-28
    soldstatus $184,900 Sold 413-char remark

    Show marketing remark (413 chars)

    Step back in time and take a gander at this Victorian beauty. Wrap around porches and white vinyl fencing just completes the mature landscaping that is just beautiful. Very large rooms with natural wood work. Amenities: French doors-pocket doors-ceiling fans- well & city water-updated plumbing & elec-zoned cha-built-ins-servant stairs-mud room -3 hot water tanks-jetta tub-center island and so much more

17. 2015-09-28
    soldstatus $185,000

    Show marketing remark (413 chars)

    Step back in time and take a gander at this Victorian beauty. Wrap around porches and white vinyl fencing just completes the mature landscaping that is just beautiful. Very large rooms with natural wood work. Amenities: French doors-pocket doors-ceiling fans- well & city water-updated plumbing & elec-zoned cha-built-ins-servant stairs-mud room -3 hot water tanks-jetta tub-center island and so much more

18. 2015-08-25
    status Pending 413-char remark

    Show marketing remark (413 chars)

    Step back in time and take a gander at this Victorian beauty. Wrap around porches and white vinyl fencing just completes the mature landscaping that is just beautiful. Very large rooms with natural wood work. Amenities: French doors-pocket doors-ceiling fans- well & city water-updated plumbing & elec-zoned cha-built-ins-servant stairs-mud room -3 hot water tanks-jetta tub-center island and so much more

19. 2015-07-17
    listed $189,900 Active 413-char remark

    Show marketing remark (413 chars)

    Step back in time and take a gander at this Victorian beauty. Wrap around porches and white vinyl fencing just completes the mature landscaping that is just beautiful. Very large rooms with natural wood work. Amenities: French doors-pocket doors-ceiling fans- well & city water-updated plumbing & elec-zoned cha-built-ins-servant stairs-mud room -3 hot water tanks-jetta tub-center island and so much more

20. 2005-06-29
    soldstatus $152,200 281-char remark

    Show marketing remark (281 chars)

    'AsIs-Where IS'This property is being marketed subject to review of the title byVA. Buyer is herewith notified that any offer accepted is subject to delay of closing or cancellation shouldVAconclude clear title cannot be conveyed. VA&Ocwen doNOTguarantee or warrant the title.

21. 2005-05-10
    listed $109,900 281-char remark

    Show marketing remark (281 chars)

    'AsIs-Where IS'This property is being marketed subject to review of the title byVA. Buyer is herewith notified that any offer accepted is subject to delay of closing or cancellation shouldVAconclude clear title cannot be conveyed. VA&Ocwen doNOTguarantee or warrant the title.

22. 2004-06-15
    historical
23. 2004-02-24
    listed $189,000
24. 2000-09-01
    soldstatus $135,000
25. 2000-08-31
    soldstatus $135,000
26. 2000-07-02
    listed $140,000

ⓘ 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: $1,612 · $134/mo
• Projected year-2 tax: $1,800 · $150/mo
• Expected delta: +$188/yr (+$16/mo · 11.7%)

ⓘ 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: $23,252
• − Mortgage interest: −$11,203
• − Property taxes: −$1,612
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$5,818
• Taxable loss: −$102
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $3,196/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

+42.9% since first listed

26 events — show timeline

• 2026-04-30 Pending — MLSOK
• 2026-04-18 Price Changed $200,000 MLSOK
• 2026-03-30 Relisted — MLSOK
• 2026-03-23 Pending — MLSOK
• 2026-01-24 Price Changed $205,000 MLSOK
• 2026-01-20 Price Changed $210,000 MLSOK
• 2026-01-20 Relisted — MLSOK
• 2026-01-16 Pending — MLSOK
• 2026-01-01 Relisted — MLSOK
• 2025-12-31 Listing Removed — MLSOK
• 2025-12-03 Price Changed $215,000 MLSOK
• 2025-11-30 Price Changed $224,900 MLSOK
• 2025-11-21 Relisted — MLSOK
• 2025-11-13 Pending — MLSOK
• 2025-10-17 Listed $230,000 MLSOK
• 2015-09-28 Sold (Public Records) $185,000 Public Records
• 2015-09-28 Sold (MLS) $184,900 MLSOK
• 2015-08-25 Pending — MLSOK
• 2015-07-17 Listed $189,900 MLSOK
• 2005-06-29 Sold (MLS) $152,200 MLSOK
• 2005-05-10 Listed $109,900 MLSOK
• 2004-06-15 Listing Removed — MLSOK
• 2004-02-24 Listed $189,000 MLSOK
• 2000-09-01 Sold (MLS) $135,000 MLSOK
• 2000-08-31 Sold (Public Records) $135,000 Public Records
• 2000-07-02 Listed $140,000 MLSOK

Property tax history

+0.4%/yr

Latest (2025): $1,612 · -3.8% YoY. Source: county tax records.