2418 E 2090 Rd · Hugo, OK 74743

$175,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 153 Days on market

Built 2006 3.86 ac lot

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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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Appreciation +5.5/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Significant price reduction by motivated seller! Take advantage of this great opportunity to own a very manageable, 3.86 acre (more or less) property with a terrific home, shop, and storage building in a great location very near US Hwy 271 for ease of commute to Hugo, Paris or even the popular Choctaw Casino and Resort in Grant where you can enjoy dining and entertainment options. The home, manufactured in 2006, offers 1,344 square feet (per Choctaw County tax assessor) of living space, including an open-concept living, dining and kitchen area, an office, an owner’s suite with a spacious bedroom and bathroom with a garden tub and separate shower, two guest bedrooms, a guest bathroom w

Key facts

• Half bath
• Hot tub
• 10x16 enclosed room

Tags

• 3.86 ACRE PROPERTY
• VERY LARGE COVERED BACK PORCH
• HOT TUB
• 30X40 WORKSHOP
• 10X16 ENCLOSED ROOM
• HALF BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/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 $150k (14.4% below list).
• Recommended offer: $150k (14.4% below list) — sets the bar for 1% rule.

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.

Forward outlook

• In year one you build about $3k of equity ($1k 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 $49k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $175k implies a 173% gain — meaningful room to come down on a strong offer.

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 $149,846 (14.4% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.6%
• Equity multiple: 1.29×
• Total profit: $14,049
• Equity at exit: $60,476

10-year hold

• IRR: 9.8%
• Equity multiple: 2.20×
• Total profit: $58,684
• Equity at exit: $80,937

Cash invested: $49,000 (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 74743

• Home prices YoY: 0.4%
• Active inventory: 52
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,498 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $160

Break-even live

Break-even rent $1,296

Max offer price $175,000

Occupancy floor 84%

Sensitivity live

Price	-10% $259	-5% $209	+0% $160	+5% $110	+10% $61
Rent	-10% $41	-5% $101	+0% $160	+5% $219	+10% $278
Rate	-1.0pp $248	-0.5pp $204	base $160	+0.5pp $114	+1.0pp $68

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-14
   status Pending
2. 2026-02-24
   price $175,000
3. 2026-01-26
   price $220,000
4. 2025-11-11
   listed $245,000 Active
5. 1998-07-01
   soldstatus $64,000

ⓘ 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: $400 · $33/mo
• Projected year-2 tax: $1,575 · $131/mo
• Expected delta: +$1,175/yr (+$98/mo · 293.7%)

ⓘ 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 · 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 19% 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: $17,982
• − Mortgage interest: −$9,803
• − Property taxes: −$400
• − Insurance: −$875
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$5,091
• Taxable loss: −$1,064
• Est. tax savings @ 24.0%: +$255
• After-tax cash flow: $2,173/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

• 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

+173.4% since first listed

5 events — show timeline

• 2026-04-14 Pending — MLS Technology, Inc.
• 2026-02-24 Price Changed $175,000 MLS Technology, Inc.
• 2026-01-26 Price Changed $220,000 MLS Technology, Inc.
• 2025-11-11 Listed $245,000 MLS Technology, Inc.
• 1998-07-01 Sold (Public Records) $64,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $400 · +2.6% YoY. Source: county tax records.