516 E 5th St · Hulbert, OK 74441

$75,000

3 bd · 1.0 ba · 913 sqft · SingleFamily · 46 Days on market

Built 1950 Fair condition 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 +28.6/30.0
• DSCR +10.0/10.0
• Appreciation +8.7/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0

Listing remarks

If you are an investor searching for your next rental or flip, this is the opportunity you've been waiting for! This charming 3-bedroom, 1-bath home offers great potential with an inviting eat-in kitchen and a functional layout ready for your personal touch. Situated on a manageable lot, the property also features a small storage shed out back. Perfect for tools, lawn equipment, or extra storage. Whether you're looking to renovate and resell, add to your rental portfolio, or help a first-time buyer step into homeownership, this property checks all the boxes. With endless possibilities and solid potential, this little cutie is ready for its next chapter. Don't miss out!

Key facts

• Eat-in kitchen
• Functional layout
• Small storage shed

Tags

• EAT-IN KITCHEN
• FUNCTIONAL LAYOUT
• SMALL STORAGE SHED

Property features AI

Finance

• Financial info: $425 annual tax (2025)

Exterior

• Parking: Dirt driveway parking
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer; Phone available
• Home design: Single-story home; Faces north; Crawlspace foundation
• Construction: Built with wood siding and wood frame; Asphalt/fiberglass roof
• Exterior features: Dirt driveway; Satellite dish; Porch; Storage structure; Partial fencing; Mature trees; Views toward Fort Gibson Lake

Interior

• Kitchen: Oven; Range; Stove; Dishwasher
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum-framed windows; Accessible doors; Laminate counters
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($969 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#261 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Hulbert (rural): math 14% / reading 15% proficiency, ranked #229 of 270 in OK (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 42 active listings in the ZIP; 48 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($519 loan paydown + $6k appreciation (7.5% local appreciation)).
• Cherokee County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.29% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.12%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 3.10×
• Total profit: $44,198
• Equity at exit: $54,375

10-year hold

• IRR: 27.1%
• Equity multiple: 6.55×
• Total profit: $116,566
• Equity at exit: $105,541

Cash invested: $21,000 (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 74441

• Home prices YoY: 2.5%
• Active inventory: 42
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $969 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $247

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 70%

Sensitivity live

Price	-10% $299	-5% $273	+0% $247	+5% $221	+10% $195
Rent	-10% $171	-5% $209	+0% $247	+5% $285	+10% $324
Rate	-1.0pp $285	-0.5pp $266	base $247	+0.5pp $228	+1.0pp $208

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-12
   status Pending
2. 2026-03-26
   listed $75,000 Active
3. 2026-03-16
   historical
4. 2025-11-21
   price $74,000
5. 2025-09-17
   listed $59,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,626
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$930
• − Management: −$930
• − Depreciation: −$2,182
• Taxable income: $1,883
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $2,513/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This charming 3-bedroom home offers great potential for renovation and rental. It's in fair condition with moderate repairs needed, particularly in the kitchen and bathroom. Upgrades in these areas would significantly enhance its value.

Repairs flagged

• Moderate kitchen cabinets — Worn and dated
• Moderate kitchen appliances — Dated and possibly inefficient
• Minor bathroom fixtures — Simple, possibly outdated

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets and appliances — Improves functionality and aesthetics
• Both Upgrade bathroom fixtures — Enhances functionality and aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and first impression

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn and dated	Moderate	$3,000–15,000
kitchen appliances · Dated and possibly inefficient	Moderate	$3,000–15,000
bathroom fixtures · Simple, possibly outdated	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets and appliances — Improves functionality and aesthetics ↑
• Both Upgrade bathroom fixtures — Enhances functionality and aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and first impression ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hulbert
• NCES district ID: 4015240
• Math proficiency: 14% ▼ -9.00%
• Reading proficiency: 15% ▼ -7.00%
• Median HH income: $40,360
• Composite: 12.43/100
• National rank: #9629
• State rank: #229 of 270 in OK

Livability — Hulbert

• Score: 62/100
• State rank: #261
• US rank: #17018

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hulbert, OK
• Population (ZIP): 5,700

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 51,747 people
• By 2030: 53,481 · +3.4%
• By 2040: 56,503 · +9.2%
• By 2050: 59,370 · +14.7%
• By 2075: 67,178 · +29.8%
• By 2100: 70,900 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.77)
• Race & ethnicity: White 48% Native American 35% Two or more races 13% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+32.6) · D 32.7% · R 65.3% · Other 2.0%
• 2008→2024 swing: -20.4pp toward R · 2008: -12.2pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+29.3 2016: R+27.5 2012: R+14.1 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.49%
• Current HPI: 300.784
• 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

+27.1% since first listed

5 events — show timeline

• 2026-05-12 Pending — MLS Technology, Inc.
• 2026-03-26 Listed $75,000 MLS Technology, Inc.
• 2026-03-16 Listing Removed — MLS Technology, Inc.
• 2025-11-21 Price Changed $74,000 MLS Technology, Inc.
• 2025-09-17 Listed $59,000 MLS Technology, Inc.