603 S Poplar St · Guthrie, OK 73044

$119,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 100 Days on market

Built 1969 7,000 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home located just minutes to I-35 and Hwy 33 close to shopping and Dining. This home has been remodeled and ready for its new owners. Brand New Car Port added. Nice Size wood deck on back. Home was enlarged with extra living space and a larger master . Updates include cabinets, flooring, counter tops, sink , some lighting, bathrooms also have some updates.

Key facts

• Flexible bonus room
• Move in ready
• Granite countertops

Tags

• MOVE IN READY
• EASY ACCESS TO SHOPPING
• OVERSIZED LIVING AREA
• FLEXIBLE BONUS ROOM
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: Listing available for cash or special funding; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking
• Utilities: Public utilities
• Home design: Single-family residence; One level
• Construction: Manufactured construction; Composition roof; Conventional foundation
• Exterior features: Covered porch; Open deck; Corner lot; Interior lot

Interior

• Kitchen: Free-standing electric range/oven; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Combination flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Smoke alarm
• Interior features: Ceiling fans
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $823 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $119k implies a 86% 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 $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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: 1.36% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.73%
• DSCR: 1.88
• GRM: 6.1

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: 17.0%
• Equity multiple: 1.73×
• Total profit: $24,160
• Equity at exit: $17,743

10-year hold

• IRR: 28.7%
• Equity multiple: 4.15×
• Total profit: $104,886
• Equity at exit: $10,289

Cash invested: $33,320 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,623 high
• Mortgage (P&I): −$624
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $548

Break-even live

Break-even rent $929

Max offer price $119,000

Occupancy floor 61%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 S Pine St Guthrie, OK	4.0	1.0	1272	$1,400	$1.10	1d	1	0.15mi
1211 Clydesdale Dr Guthrie, OK	3.0	2.0	1273	$1,625	$1.28	1d	1	0.42mi
1201 Stallion Dr Guthrie, OK	4.0	2.0	1459	$2,000	$1.37	11d	1	0.45mi
1221 Colt Dr Guthrie, OK	3.0	2.0	1051	$1,645	$1.57	3d	1	0.50mi
520 E Springer Ave Guthrie, OK	2.0	2.0	1092	$1,300	$1.19	23d	1	0.60mi
208 E Oklahoma Ave Guthrie, OK	2.0	2.0	1800	$1,450	$0.81	1d	1	0.90mi
409 E Hill Dr Guthrie, OK	3.0	2.0	1305	$1,445	$1.11	10d	1	1.35mi

Listing history 21 events

1. 2026-06-05
   status $119,000 Pending 100 DOM
2. 2026-06-03
   days on market $119,000 Active 100 DOM
3. 2026-06-02
   days on market $119,000 Active 99 DOM
4. 2026-06-01
   days on market $119,000 Active 98 DOM
5. 2026-05-31
   days on market $119,000 Active 97 DOM
6. 2026-05-17
   status Active
7. 2026-05-04
   status Pending
8. 2026-04-22
   price $119,000
9. 2026-03-30
   price $125,000
10. 2026-02-10
    listed $130,000 Active
11. 2025-07-28
    historical
12. 2025-06-17
    price $140,000
13. 2025-06-14
    status Active
14. 2025-06-07
    status Pending
15. 2025-05-22
    status Active
16. 2025-05-21
    status Pending
17. 2025-05-12
    listed $150,000 Active
18. 2019-01-25
    soldstatus $64,000 Sold 369-char remark

    Show marketing remark (369 chars)

    Great home located just minutes to I-35 and Hwy 33 close to shopping and Dining. This home has been remodeled and ready for its new owners. Brand New Car Port added. Nice Size wood deck on back. Home was enlarged with extra living space and a larger master . Updates include cabinets, flooring, counter tops, sink , some lighting, bathrooms also have some updates.

19. 2018-12-27
    status Pending 369-char remark

    Show marketing remark (369 chars)

    Great home located just minutes to I-35 and Hwy 33 close to shopping and Dining. This home has been remodeled and ready for its new owners. Brand New Car Port added. Nice Size wood deck on back. Home was enlarged with extra living space and a larger master . Updates include cabinets, flooring, counter tops, sink , some lighting, bathrooms also have some updates.

20. 2018-12-07
    listed $75,000 Active 369-char remark

    Show marketing remark (369 chars)

    Great home located just minutes to I-35 and Hwy 33 close to shopping and Dining. This home has been remodeled and ready for its new owners. Brand New Car Port added. Nice Size wood deck on back. Home was enlarged with extra living space and a larger master . Updates include cabinets, flooring, counter tops, sink , some lighting, bathrooms also have some updates.

21. 2003-08-25
    soldstatus $100,000

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $1,071 · $89/mo
• Expected delta: +$346/yr (+$29/mo · 47.7%)

ⓘ 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 3% 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: $19,473
• − Mortgage interest: −$6,666
• − Property taxes: −$725
• − Insurance: −$595
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$3,462
• Taxable income: $4,910
• Est. tax owed @ 24.0%: −$1,178
• After-tax cash flow: $5,397/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

+19.0% since first listed

16 events — show timeline

• 2026-05-17 Relisted — MLSOK
• 2026-05-04 Pending — MLSOK
• 2026-04-22 Price Changed $119,000 MLSOK
• 2026-03-30 Price Changed $125,000 MLSOK
• 2026-02-10 Listed $130,000 MLSOK
• 2025-07-28 Listing Removed — MLSOK
• 2025-06-17 Price Changed $140,000 MLSOK
• 2025-06-14 Relisted — MLSOK
• 2025-06-07 Pending — MLSOK
• 2025-05-22 Relisted — MLSOK
• 2025-05-21 Pending — MLSOK
• 2025-05-12 Listed $150,000 MLSOK
• 2019-01-25 Sold (MLS) $64,000 MLSOK
• 2018-12-27 Pending — MLSOK
• 2018-12-07 Listed $75,000 MLSOK
• 2003-08-25 Sold (Public Records) $100,000 Public Records

Property tax history

+28.0%/yr

Latest (2025): $725 · -2.2% YoY. Source: county tax records.