605 E Harrison Ave · Guthrie, OK 73044

$135,000

2 bd · 1.5 ba · 788 sqft · SingleFamily public records · 4 Days on market

Built 1925 2.00 ac lot

---

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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• 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

Investment property for a number of years, ready for a clean up and rehab. Come take a look at your next flip or rental!

Key facts

• Move-in ready
• Fresh paint
• Updated flooring

Tags

• MOVE-IN READY
• OPEN-CONCEPT LIVING
• ABUNDANT NATURAL LIGHT
• UPDATED FLOORING
• FRESH PAINT
• MODERN FIXTURES

Property features AI

Finance

• Other: Property identified as homestead: No; Legal addition: East Guthrie; Model home: No; Occupied: No
• Financial info: Assumable loans: No; Loan qualification: Unknown; Current price listed at $135,000
• HOA & community: No mandatory association dues

Exterior

• Utilities: No flood insurance required
• Home design: Single family residence; One-level property; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation
• Exterior features: Covered deck; Porch; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath, 1 half bath
• Heating & cooling: Other cooling
• Interior features: No fireplace; No in-law plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 9.0% 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: Cotteral Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 294 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; 2 comparable units currently listed for rent nearby; 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 $933 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $35k; list at $135k implies a 286% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $135,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $49,644
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 E Harrison Ave	0.00mi	2/1.0	788 (0%)	19mo	$35,000	$44	82
1214 E Cleveland Ave	0.49mi	2/1.0	775 (-2%)	10mo	$115,000	$148	64
1011 E Noble Ave	0.37mi	2/1.0	832 (+6%)	22mo	$52,500	$63	53
1223 E Springer Ave	0.50mi	2/1.0	900 (+14%)	9mo	$115,000	$128	44
314 N 2nd St	0.56mi	3/1.0 (+1)	900 (+14%)	20mo	$32,000	$36	27

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $4,636
• Equity at exit: $20,129

10-year hold

• IRR: 16.5%
• Equity multiple: 2.64×
• Total profit: $61,985
• Equity at exit: $11,672

Cash invested: $37,800 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$32 /mo · $389/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $302

Break-even live

Break-even rent $1,008

Max offer price $135,000

Occupancy floor 73%

Sensitivity live

Price	-10% $378	-5% $340	+0% $302	+5% $264	+10% $225
Rent	-10% $192	-5% $247	+0% $302	+5% $357	+10% $412
Rate	-1.0pp $370	-0.5pp $336	base $302	+0.5pp $267	+1.0pp $231

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	24d	1	0.13mi
1221 Colt Dr Guthrie, OK	3.0	2.0	1051	$1,645	$1.57	4d	1	0.95mi

Listing history 5 events

1. 2026-06-18
   days on market $135,000 Active 4 DOM
2. 2026-06-17
   days on market $135,000 Active 3 DOM
3. 2026-06-16
   days on market $135,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $135,000 Active 1 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: $389 · $32/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$826/yr (+$69/mo · 212.3%)

ⓘ 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 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: $16,686
• − Mortgage interest: −$7,562
• − Property taxes: −$389
• − Insurance: −$675
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$3,927
• Taxable income: $1,463
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $3,271/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

-77.5% since first listed

5 events — show timeline

• 2026-06-12 Listed $135,000 MLSOK
• 2024-11-18 Sold (MLS) $35,000 MLSOK
• 2024-10-23 Pending — MLSOK
• 2024-08-09 Listed $40,000 MLSOK
• 2005-07-13 Sold (Public Records) $600,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $389 · +74.4% YoY. Source: county tax records.