2703 E 2010 Rd · Sawyer, OK 74743

$155,000

2 bd · 1.0 ba · 750 sqft · SingleFamily · 67 Days on market

Built 2000 1.01 ac lot ↓ 56% since listing

---

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 +11.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks

Outdoor enthusiasts, look no further! An opportunity to be less than 3/4 of a mile from your very own property to a great spot where you can cast a line into Hugo Lake, known to be a premier fishing destination in Oklahoma. This approximate one-acre property, situated just a few miles from Hugo, offers proximity to the city's restaurants and amenities, but nothing is better than the fact its location is walking distance to the water's edge. Enjoy the comfort of a neat and clean two-bedroom, one bathroom brick cabin built in 2000. There are two workshops on the Property as well. There is great enjoyment to be had at this special place, but should you wish to venture out, you will love all of

Key facts

• Two workshops
• Atv trails
• 1.01 acre lot

Tags

• WALKING DISTANCE TO WATER
• TWO WORKSHOPS
• ATV TRAILS
• HORSEBACK RIDING TRAILS
• PUBLIC HUNTING LAND ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-65 ($-777/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (17.8% below list).
• Recommended offer: $127k (17.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#539 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D+, schools F, amenities F.
• Rattan (rural): math 11% / reading 18% proficiency, ranked #230 of 270 in OK (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 52 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k 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.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,399 (17.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 10.1

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-594
• Equity at exit: $53,564

10-year hold

• IRR: 4.5%
• Equity multiple: 1.56×
• Total profit: $24,115
• Equity at exit: $71,687

Cash invested: $43,400 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-65

Break-even live

Break-even rent $1,356

Max offer price $145,635

Occupancy floor —

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-02-06
   status Pending
2. 2026-02-06
   price $155,000
3. 2025-12-01
   listed $167,500 Active
4. 2025-10-28
   historical
5. 2025-09-29
   status Active
6. 2025-09-27
   status Pending
7. 2025-07-28
   price $167,500
8. 2025-04-25
   listed $349,900 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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,288
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$4,509
• Taxable loss: −$3,450
• Est. tax savings @ 24.0%: +$828
• After-tax cash flow: $51/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: Rattan
• NCES district ID: 4025500
• Math proficiency: 11% ▼ -23.00%
• Reading proficiency: 18% ▼ -15.00%
• Median HH income: $39,588
• Composite: 12.33/100
• National rank: #9640
• State rank: #230 of 270 in OK

Livability — Sawyer

• Score: 55/100
• State rank: #539
• US rank: #23126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-55.7% since first listed

8 events — show timeline

• 2026-02-06 Pending — MLS Technology, Inc.
• 2026-02-06 Price Changed $155,000 MLS Technology, Inc.
• 2025-12-01 Listed $167,500 MLS Technology, Inc.
• 2025-10-28 Listing Removed — MLS Technology, Inc.
• 2025-09-29 Relisted — MLS Technology, Inc.
• 2025-09-27 Pending — MLS Technology, Inc.
• 2025-07-28 Price Changed $167,500 MLS Technology, Inc.
• 2025-04-25 Listed $349,900 MLS Technology, Inc.