911 S K St · Hugo, OK 74743

$100,000

3 bd · 1.0 ba · 1,377 sqft · SingleFamily public records · 74 Days on market

Built 1985 3,550 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 +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 +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

This well-maintained house sits on a corner lot. Spacious living area, that is open to the dining room. The kitchen has a full pantry. For added privacy, the main bedroom is located on the opposite side of the house, from the other 3 bedrooms. The French doors in the dining room, lead to an open deck in the backyard. This house is located minutes from Grant Choctaw Casino & Resort and other amenities. Whether you’re looking for a house to call home or wanting an investment property. It's worth taking a look. Call the listing agent today to schedule your tour.

Key facts

• 3,550 sq ft lot
• Built 1985
• Listed 73 days

Property features AI

Exterior

• Parking: Asphalt parking
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Natural gas available; High-speed internet available; Phone available; Water available
• Home design: Single-story; Brick and wood frame construction; Metal roof; Slab foundation
• Construction: Built according to public records
• Exterior features: Deck; Corner lot; Faces west

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator; Gas range/oven connections
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fans; Laminate countertops; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

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 $556 ($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: $94k (6.0% 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 $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 74 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.50% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.83%
• DSCR: 2.06
• GRM: 5.6

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: 26.2%
• Equity multiple: 2.35×
• Total profit: $37,662
• Equity at exit: $34,557

10-year hold

• IRR: 28.8%
• Equity multiple: 4.49×
• Total profit: $97,593
• 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: 52
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $556

Break-even live

Break-even rent $793

Max offer price $100,000

Occupancy floor 58%

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 27 events

1. 2026-06-18
   days on market $100,000 Active 74 DOM
2. 2026-06-17
   days on market $100,000 Active 73 DOM
3. 2026-06-16
   days on market $100,000 Active 72 DOM
4. 2026-06-15
   days on market $100,000 Active 71 DOM
5. 2026-06-13
   days on market $100,000 Active 69 DOM
6. 2026-06-12
   days on market $100,000 Active 68 DOM
7. 2026-06-09
   days on market $100,000 Active 65 DOM
8. 2026-06-08
   days on market $100,000 Active 64 DOM
9. 2026-06-08
   days on market $100,000 Active 63 DOM
10. 2026-06-07
    days on market $100,000 Active 62 DOM
11. 2026-06-04
    days on market $100,000 Active 59 DOM
12. 2026-06-02
    days on market $100,000 Active 58 DOM
13. 2026-06-01
    days on market $100,000 Active 57 DOM
14. 2026-05-31
    days on market $100,000 Active 56 DOM
15. 2026-04-22
    status Active
16. 2026-03-06
    status Pending
17. 2026-02-26
    price $100,000
18. 2026-02-18
    listed $125,000 Active
19. 2026-02-01
    historical
20. 2025-12-09
    price $113,000
21. 2025-10-02
    price $120,000
22. 2025-09-03
    listed $125,000 Active
23. 2023-06-14
    soldstatus $75,000 Closed 575-char remark

    Show marketing remark (575 chars)

    This well-maintained house sits on a corner lot. Spacious living area, that is open to the dining room. The kitchen has a full pantry. For added privacy, the main bedroom is located on the opposite side of the house, from the other 3 bedrooms. The French doors in the dining room, lead to an open deck in the backyard. This house is located minutes from Grant Choctaw Casino & Resort and other amenities. Whether you’re looking for a house to call home or wanting an investment property. It's worth taking a look. Call the listing agent today to schedule your tour.

24. 2023-05-25
    status Pending 575-char remark

    Show marketing remark (575 chars)

    This well-maintained house sits on a corner lot. Spacious living area, that is open to the dining room. The kitchen has a full pantry. For added privacy, the main bedroom is located on the opposite side of the house, from the other 3 bedrooms. The French doors in the dining room, lead to an open deck in the backyard. This house is located minutes from Grant Choctaw Casino & Resort and other amenities. Whether you’re looking for a house to call home or wanting an investment property. It's worth taking a look. Call the listing agent today to schedule your tour.

25. 2023-01-28
    listed $95,000 Active 575-char remark

    Show marketing remark (575 chars)

    This well-maintained house sits on a corner lot. Spacious living area, that is open to the dining room. The kitchen has a full pantry. For added privacy, the main bedroom is located on the opposite side of the house, from the other 3 bedrooms. The French doors in the dining room, lead to an open deck in the backyard. This house is located minutes from Grant Choctaw Casino & Resort and other amenities. Whether you’re looking for a house to call home or wanting an investment property. It's worth taking a look. Call the listing agent today to schedule your tour.

26. 2022-09-06
    soldstatus $1
27. 2005-10-20
    soldstatus $280,000

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$179/yr (+$15/mo · 24.8%)

ⓘ 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 6/10 Major 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $17,958
• − Mortgage interest: −$5,602
• − Property taxes: −$721
• − Insurance: −$500
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$2,909
• Taxable income: $5,353
• Est. tax owed @ 24.0%: −$1,285
• After-tax cash flow: $5,388/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

-64.3% since first listed

13 events — show timeline

• 2026-04-22 Relisted — MLS Technology, Inc.
• 2026-03-06 Pending — MLS Technology, Inc.
• 2026-02-26 Price Changed $100,000 MLS Technology, Inc.
• 2026-02-18 Listed $125,000 MLS Technology, Inc.
• 2026-02-01 Listing Removed — MLS Technology, Inc.
• 2025-12-09 Price Changed $113,000 MLS Technology, Inc.
• 2025-10-02 Price Changed $120,000 MLS Technology, Inc.
• 2025-09-03 Listed $125,000 MLS Technology, Inc.
• 2023-06-14 Sold (MLS) $75,000 MLSOK
• 2023-05-25 Pending — MLSOK
• 2023-01-28 Listed $95,000 MLSOK
• 2022-09-06 Sold (Public Records) $1 Public Records
• 2005-10-20 Sold (Public Records) $280,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $721 · +3.9% YoY. Source: county tax records.