511 E 6th St · Hulbert, OK 74441

$129,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 98 Days on market

Built 1984 0.48 ac lot Est $102k · 26% over

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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 +18.9/30.0
• Appreciation +8.7/10.0
• DSCR +6.0/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Cute home that has been remodeled inside and out has 3-bedroom, 1 large bathroom, large master bedroom with nice wide hallway , very large laundry room. Inside the home has new carpet in living room and all bedrooms, new laminate in kitchen, bathroom and laundry room, completed painted inside and out, all new kitchen cabinets. Home sits on a nice corner lot and nice size, flat back yard. The home also has a shop or work area with half concrete flooring and half dirt floor to work on a project. Within 10 miles to Fort Gibson Lake and creeks. Make your appointment today before this home sells!

Key facts

• Fresh interior paint
• Fresh exterior paint
• Corner lot

Tags

• CORNER LOT
• NEW LAMINATE FLOORING
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• ALL-NEW KITCHEN CABINETS
• OVERSIZED LAUNDRY ROOM

Property features AI

Finance

• Other: Property approximately 0.482 acres
• Financial info: Annual tax amount available (not included per instructions)
• HOA & community: Community marina access

Exterior

• Parking: No specific parking details provided
• Security: Smoke detector(s)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces south; Crawlspace foundation
• Construction: HardiPlank siding and wood frame construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Covered porch; Patio; Shed(s) / storage; Smoke detector(s); No safety shelter noted; Corner lot with mature trees; Boat ramp/lift access to Fort Gibson Lake

Interior

• Kitchen: Oven; Range; Breakfast nook
• Bedrooms: Master bedroom (first floor); Two additional bedrooms (first floor)
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom (hall/full, first floor)
• Heating & cooling: Gas heating
• Interior features: Storm door(s); Laminate counters; Ceiling fan(s); Gas oven connection
• Laundry & utility: Utility room (inside, first floor); Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $133 ($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 $112k (12.8% below list).
• Recommended offer: $112k (12.8% below list) — sets the bar for 1% rule.

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 $11k of equity ($892 loan paydown + $10k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 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.

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 $112,486 (12.8% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $102,060
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 S Birch St	0.21mi	3/1.5	1,170 (-7%)	6mo	$35,000	$30	71
216 E 4th St	0.22mi	3/2.0	1,170 (-7%)	5mo	$95,000	$81	70
722 E 6th St	0.21mi	2/1.0 (-1)	1,232 (-2%)	19mo	$208,000	$169	66

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

Projected returns pro-forma

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

5-year hold

• IRR: 22.3%
• Equity multiple: 2.59×
• Total profit: $57,339
• Equity at exit: $93,526

10-year hold

• IRR: 20.5%
• Equity multiple: 5.43×
• Total profit: $159,918
• Equity at exit: $181,531

Cash invested: $36,120 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$25 /mo · $304/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $133

Break-even live

Break-even rent $956

Max offer price $129,000

Occupancy floor 83%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $129,000 Active 98 DOM
2. 2026-06-18
   days on market $129,000 Active 97 DOM
3. 2026-06-17
   days on market $129,000 Active 96 DOM
4. 2026-06-16
   days on market $129,000 Active 95 DOM
5. 2026-06-15
   days on market $129,000 Active 94 DOM
6. 2026-06-14
   days on market $129,000 Active 92 DOM
7. 2026-06-12
   days on market $129,000 Active 91 DOM
8. 2026-06-09
   days on market $129,000 Active 88 DOM
9. 2026-06-08
   days on market $129,000 Active 87 DOM
10. 2026-06-07
    days on market $129,000 Active 86 DOM
11. 2026-06-05
    days on market $129,000 Active 83 DOM
12. 2026-06-02
    days on market $129,000 Active 81 DOM
13. 2026-06-01
    days on market $129,000 Active 80 DOM
14. 2026-05-31
    days on market $129,000 Active 79 DOM
15. 2026-05-30
    days on market $129,000 Active 78 DOM
16. 2026-03-13
    listed $129,000 Active
17. 2025-01-06
    soldstatus $126,000
18. 2024-12-31
    soldstatus $126,000 Closed 598-char remark

    Show marketing remark (598 chars)

    Cute home that has been remodeled inside and out has 3-bedroom, 1 large bathroom, large master bedroom with nice wide hallway , very large laundry room. Inside the home has new carpet in living room and all bedrooms, new laminate in kitchen, bathroom and laundry room, completed painted inside and out, all new kitchen cabinets. Home sits on a nice corner lot and nice size, flat back yard. The home also has a shop or work area with half concrete flooring and half dirt floor to work on a project. Within 10 miles to Fort Gibson Lake and creeks. Make your appointment today before this home sells!

19. 2024-11-21
    status Pending 598-char remark

    Show marketing remark (598 chars)

    Cute home that has been remodeled inside and out has 3-bedroom, 1 large bathroom, large master bedroom with nice wide hallway , very large laundry room. Inside the home has new carpet in living room and all bedrooms, new laminate in kitchen, bathroom and laundry room, completed painted inside and out, all new kitchen cabinets. Home sits on a nice corner lot and nice size, flat back yard. The home also has a shop or work area with half concrete flooring and half dirt floor to work on a project. Within 10 miles to Fort Gibson Lake and creeks. Make your appointment today before this home sells!

20. 2024-11-08
    listed $126,000 Active 598-char remark

    Show marketing remark (598 chars)

    Cute home that has been remodeled inside and out has 3-bedroom, 1 large bathroom, large master bedroom with nice wide hallway , very large laundry room. Inside the home has new carpet in living room and all bedrooms, new laminate in kitchen, bathroom and laundry room, completed painted inside and out, all new kitchen cabinets. Home sits on a nice corner lot and nice size, flat back yard. The home also has a shop or work area with half concrete flooring and half dirt floor to work on a project. Within 10 miles to Fort Gibson Lake and creeks. Make your appointment today before this home sells!

ⓘ 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: $304 · $25/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$857/yr (+$71/mo · 281.9%)

ⓘ 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 ≥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: $13,498
• − Mortgage interest: −$7,226
• − Property taxes: −$304
• − Insurance: −$645
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$3,753
• Taxable loss: −$589
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $1,738/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: 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

+2.4% since first listed

5 events — show timeline

• 2026-03-13 Listed $129,000 MLS Technology, Inc.
• 2025-01-06 Sold (Public Records) $126,000 Public Records
• 2024-12-31 Sold (MLS) $126,000 MLS Technology, Inc.
• 2024-11-21 Pending — MLS Technology, Inc.
• 2024-11-08 Listed $126,000 MLS Technology, Inc.

Property tax history

+4.3%/yr

Latest (2025): $304 · -3.2% YoY. Source: county tax records.