601 Sunset Blvd · Hugo, OK 74743

$100,000

3 bd · 1.0 ba · 1,311 sqft · SingleFamily public records · 26 Days on market

Built 1963 Est $100k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.3/15.0
• Appreciation +5.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

This 1311 square foot single family home has 3 bedrooms and 2.0 bathrooms. This home is located at 601 Sunset Blvd, Hugo, OK 74743.

Key facts

• Built 1963
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (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-, amenities F, commute 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.
• Zoned schools: Hugo Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 452 students, 0% FRL); Hugo Ms (math 12% / reading 17%, grade F, #234 of 345 statewide, top 72%, 263 students, 0% FRL); Hugo Hs (math 12% / reading 24%, grade F, #304 of 447 statewide, top 68%, 337 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 53 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $1k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $100k implies a 122% 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.49% ✓
• Cap rate: 13.21%
• Cash-on-cash: 24.70%
• DSCR: 2.10
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $99,636
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Sunset Blvd	0.05mi	3/1.0	1,274 (-3%)	13mo	$117,000	$92	82
1114 E Kirk St	0.20mi	3/2.0	1,320 (+1%)	8mo	$15,000	$11	79
513 E Kirk St	0.37mi	3/2.5	1,352 (+3%)	13mo	$135,000	$100	61
512 E Bluff St	0.34mi	3/2.0	1,432 (+9%)	14mo	$75,000	$52	53
403 E Kirk St	0.48mi	2/2.0 (-1)	1,456 (+11%)	9mo	$110,000	$76	43

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: 27.1%
• Equity multiple: 2.39×
• Total profit: $38,946
• Equity at exit: $34,557

10-year hold

• IRR: 29.6%
• Equity multiple: 4.58×
• Total profit: $100,327
• Equity at exit: $46,250

Cash invested: $28,000 (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: 53
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$38 /mo · $458/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $576

Break-even live

Break-even rent $765

Max offer price $100,000

Occupancy floor 56%

Sensitivity live

Price	-10% $633	-5% $605	+0% $576	+5% $548	+10% $520
Rent	-10% $458	-5% $517	+0% $576	+5% $635	+10% $694
Rate	-1.0pp $627	-0.5pp $602	base $576	+0.5pp $551	+1.0pp $524

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $100,000 Active 26 DOM
2. 2026-06-21
   days on market $100,000 Active 25 DOM
3. 2026-06-18
   days on market $100,000 Active 23 DOM
4. 2026-06-17
   days on market $100,000 Active 22 DOM
5. 2026-06-16
   days on market $100,000 Active 21 DOM
6. 2026-06-15
   days on market $100,000 Active 20 DOM
7. 2026-06-13
   days on market $100,000 Active 18 DOM
8. 2026-06-12
   days on market $100,000 Active 17 DOM
9. 2026-06-09
   days on market $100,000 Active 14 DOM
10. 2026-06-08
    days on market $100,000 Active 13 DOM
11. 2026-06-08
    days on market $100,000 Active 12 DOM
12. 2026-06-07
    days on market $100,000 Active 11 DOM
13. 2026-06-04
    days on market $100,000 Active 8 DOM
14. 2026-06-02
    days on market $100,000 Active 7 DOM
15. 2026-06-01
    days on market $100,000 Active 6 DOM
16. 2026-05-31
    days on market $100,000 Active 5 DOM
17. 2026-05-26
    listed $100,000 Active
18. 2010-05-12
    soldstatus $45,000

ⓘ 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: $458 · $38/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$442/yr (+$37/mo · 96.5%)

ⓘ 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 13% 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: $17,934
• − Mortgage interest: −$5,602
• − Property taxes: −$458
• − Insurance: −$500
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$2,909
• Taxable income: $5,596
• Est. tax owed @ 24.0%: −$1,343
• After-tax cash flow: $5,574/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

+122.2% since first listed

2 events — show timeline

• 2026-05-26 Listed $100,000 FSBO.com
• 2010-05-12 Sold (Public Records) $45,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $458 · +3.9% YoY. Source: county tax records.