1414 E Kirk St · Hugo, OK 74743

$140,000

4 bd · 2.0 ba · 2,124 sqft · SingleFamily public records · 94 Days on market

Built 1966 0.36 ac lot Est $189k · 26% under ↓ 7% since listing

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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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• Appreciation +5.5/10.0
• 1% rule +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Charming home situated on 0.36± acres in a convenient location. This cute property offers a comfortable layout with two bathrooms and three bedrooms, providing flexibility for a variety of living arrangements. This home provides an ample amount of room for living space while still being a manageable size. The spacious lot allows room to enjoy outdoor activities or potential future improvements to the property. The home features a welcoming front porch, covered carport parking, and a durable metal roof. Inside, you will find a functional floor plan with ample natural light and comfortable living spaces ready for your personal touch. The wood touches throughout provide warmth to the sp

Key facts

• Durable metal roof
• 0.36 acres
• Ample natural light

Tags

• 0.36 ACRES
• WELCOMING FRONT PORCH
• COVERED CARPORT PARKING
• DURABLE METAL ROOF
• FUNCTIONAL FLOOR PLAN
• AMPLE NATURAL LIGHT

Property features AI

Exterior

• Parking: 1-car garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Porch; Partial fencing; Corner lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range/Stove
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Electric range connection; No other interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#287 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, schools F, amenities F.
• Hugo (town): math 12% / reading 18% proficiency, ranked #235 of 270 in OK (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 52 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $2k of equity ($968 loan paydown + $2k appreciation (1.1% local appreciation)).
• Choctaw County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1966 — 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: 1.00% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.30%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $189,036
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1026 E Jefferson St	0.34mi	3/2.0 (-1)	1,852 (-13%)	2mo	$165,000	$89	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.52×
• Total profit: $20,369
• Equity at exit: $48,380

10-year hold

• IRR: 13.9%
• Equity multiple: 2.70×
• Total profit: $66,688
• Equity at exit: $64,749

Cash invested: $39,200 (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 74743

• Home prices YoY: 0.4%
• Active inventory: 52
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$42 /mo · $510/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $271

Break-even live

Break-even rent $1,057

Max offer price $140,000

Occupancy floor 76%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2803 Danita Dr Hugo, OK	3.0	2.0	1843	$1,400	$0.76	44d	1	1.20mi

Listing history 5 events

1. 2026-06-01
   status $140,000 Pending 94 DOM
2. 2026-06-01
   days on market $140,000 Active 94 DOM
3. 2026-05-31
   days on market $140,000 Active 93 DOM
4. 2026-05-18
   price $140,000
5. 2026-02-25
   listed $150,000 Active

ⓘ 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: $510 · $42/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$750/yr (+$62/mo · 147.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$7,842
• − Property taxes: −$510
• − Insurance: −$700
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,073
• Taxable income: $987
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $3,015/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: Hugo
• NCES district ID: 4015210
• Math proficiency: 12% ▼ -1.00%
• Reading proficiency: 18% ▼ -3.00%
• Median HH income: $27,775
• Composite: 11.62/100
• National rank: #9695
• State rank: #235 of 270 in OK

Livability — Hugo

• Score: 61/100
• State rank: #287
• US rank: #17599

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment F Housing A Health & safety C- User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hugo, OK
• City population: 8,046
• Population (ZIP): 8,046

Population outlook (Choctaw County) Hauer SSP2

• Today (2025): 14,744 people
• By 2030: 14,568 · -1.2%
• By 2040: 14,225 · -3.5%
• By 2050: 13,960 · -5.3%
• By 2075: 13,775 · -6.6%
• By 2100: 13,408 · -9.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 55% Native American 15% Black 14% Two or more races 13% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 1% European 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Choctaw

• 2024 margin: Solid R (+65.4) · D 16.7% · R 82.2% · Other 1.1%
• 2008→2024 swing: -32.0pp toward R · 2008: -33.5pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+62.0 2016: R+57.9 2012: R+41.0 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.08%
• Current HPI: 257.265
• Rent YoY: —
• Metro: —
• 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

-6.7% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $140,000 MLS Technology, Inc.
• 2026-02-25 Listed $150,000 MLS Technology, Inc.

Property tax history

+6.1%/yr

Latest (2025): $510 · +57.9% YoY. Source: county tax records.