702 W Duke St · Hugo, OK 74743

$56,900

2 bd · 1.0 ba · 770 sqft · SingleFamily · 23 Days on market

Built 1950 Fair condition 0.50 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0

Listing remarks

This charming 2 bedroom, 1 bathroom home sits on a spacious corner lot and offers endless potential! Whether you're searching for the perfect starter home or a great addition to your investment portfolio, this property checks all the boxes. Inside, you'll find a functional layout with comfortable living spaces and plenty of opportunity to make it your own. The corner lot provides extra yard space, added privacy, and great curb appeal. Conveniently located and full of possibilities, this home is a must-see for first-time buyers, investors, or anyone looking for an affordable place to call home.

Key facts

• Added privacy
• Great curb appeal
• Extra yard space

Tags

• CORNER LOT
• EXTRA YARD SPACE
• ADDED PRIVACY
• GREAT CURB APPEAL
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACES

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Cable available; Public water; Public sewer
• Home design: Single-story; Faces south; Slab foundation
• Construction: Built with HardiPlank siding and wood frame; Asphalt/fiberglass roof; Year built (source: appraiser)
• Exterior features: Front porch; Corner lot

Interior

• Kitchen: Oven; Range
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Gas heating; Gas water heater
• Interior features: Aluminum frame windows; Laminate countertops; Gas range connection; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $57k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $56k (1.5% 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.

Forward outlook

• In year one you build about $1k of equity ($393 loan paydown + $615 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $56,046 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 2.30% ✓
• Cap rate: 19.78%
• Cash-on-cash: 48.16%
• DSCR: 3.14
• GRM: 3.6

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: 50.9%
• Equity multiple: 3.64×
• Total profit: $42,036
• Equity at exit: $19,663

10-year hold

• IRR: 52.5%
• Equity multiple: 7.28×
• Total profit: $100,090
• Equity at exit: $26,316

Cash invested: $15,932 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$298
• Tax est. 1.5%: −$71 /mo · $854/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $639

Break-even live

Break-even rent $498

Max offer price $56,900

Occupancy floor 46%

Sensitivity live

Price	-10% $679	-5% $659	+0% $639	+5% $620	+10% $600
Rent	-10% $536	-5% $588	+0% $639	+5% $691	+10% $743
Rate	-1.0pp $668	-0.5pp $654	base $639	+0.5pp $625	+1.0pp $610

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: $14,225
• Closing costs: $1,707
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-07
   statusdays on market $56,900 Pending 23 DOM
2. 2026-06-04
   days on market $56,900 Active 21 DOM
3. 2026-06-02
   days on market $56,900 Active 20 DOM
4. 2026-06-01
   days on market $56,900 Active 19 DOM
5. 2026-05-31
   days on market $56,900 Active 18 DOM
6. 2026-05-13
   listed $56,900 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 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 11% 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: $15,686
• − Mortgage interest: −$3,187
• − Property taxes: −$854
• − Insurance: −$284
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$1,655
• Taxable income: $7,196
• Est. tax owed @ 24.0%: −$1,727
• After-tax cash flow: $5,947/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 · 5 photos

Fair 45/100 Moderate rehab

This single-family home on a spacious corner lot has average exterior condition and needs moderate repairs and maintenance. Painting the exterior and landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Moderate Siding — Weathered and needs repainting
• Minor Landscaping — Overgrown vegetation

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Weathered and needs repainting	Moderate	$3,000–15,000
Landscaping · Overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑

ⓘ 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: 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

1 event — show timeline

• 2026-05-13 Listed $56,900 MLS Technology, Inc.