3617 N Hilltop Dr · Sulphur, OK 73086

$110,000

2 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 239 Days on market

Built 1978 0.28 ac lot ↓ 15% since listing

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Why this score? — see what drove the C- 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 +16.4/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fixer-Upper Opportunity! Welcome to a home full of potential in the heart of Murray County. This property features a spacious layout, generous lot size, and is ready for your personal touch. With some updates and work, this home could easily be transformed into a beautiful primary residence, rental investment, or weekend getaway near the Chickasaw National Recreation Area. Home has a wrap around porch that is perfect for anytime.

Key facts

• Wrap around porch
• Spacious layout
• Generous lot size

Tags

• SPACIOUS LAYOUT
• GENEROUS LOT SIZE
• WRAP AROUND PORCH

Property features AI

Finance

• Other: Homestead exemption indicated
• Financial info: Property not assumable; Not eligible for seller loan qualification
• HOA & community: No mandatory association dues

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: No water, sewer, or power details provided
• Home design: Single-family residence; One-story; Residential property; Located in the Lake of Arbuckles addition; Existing property
• Construction: Frame construction; Heavy composition roof; Combination foundation; Built status: existing
• Exterior features: Covered deck; Covered patio; On a lake; Outdoor storage; Interior lot; Wooded lot

Interior

• Kitchen: No appliance details provided
• Bedrooms: 2 bedrooms
• Flooring: No details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Living area with one living space; Dining area; Free-standing fireplace
• Laundry & utility: No details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $62 ($746/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 $104k (5.4% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.4% in Sulphur — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#60 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities F, commute F.
• Sulphur (town): math 30% / reading 32% proficiency, ranked #56 of 270 in OK (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sulphur Es (419 students, 0% FRL); Sulphur Hs (math 32% / reading 32%, grade F, #67 of 447 statewide, top 16%, 436 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 147 active listings in the ZIP; 20 units permitted in Murray County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($761 loan paydown + $6k appreciation (5.9% local appreciation)).
• Murray County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-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. 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: 0.95% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 2.14×
• Total profit: $35,091
• Equity at exit: $68,463

10-year hold

• IRR: 16.9%
• Equity multiple: 4.26×
• Total profit: $100,318
• Equity at exit: $123,564

Cash invested: $30,800 (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 73086

• Home prices YoY: 1.8%
• Active inventory: 147
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $62

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 89%

Sensitivity live

Price	-10% $138	-5% $100	+0% $62	+5% $24	+10% $-14
Rent	-10% $-20	-5% $21	+0% $62	+5% $103	+10% $144
Rate	-1.0pp $118	-0.5pp $90	base $62	+0.5pp $34	+1.0pp $5

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $110,000 Active 239 DOM
2. 2026-06-18
   days on market $110,000 Active 238 DOM
3. 2026-06-17
   days on market $110,000 Active 237 DOM
4. 2026-06-16
   days on market $110,000 Active 236 DOM
5. 2026-06-15
   days on market $110,000 Active 235 DOM
6. 2026-06-14
   days on market $110,000 Active 233 DOM
7. 2026-06-12
   days on market $110,000 Active 232 DOM
8. 2026-06-09
   days on market $110,000 Active 229 DOM
9. 2026-06-08
   days on market $110,000 Active 228 DOM
10. 2026-06-07
    days on market $110,000 Active 227 DOM
11. 2026-06-03
    days on market $110,000 Active 223 DOM
12. 2026-06-02
    days on market $110,000 Active 222 DOM
13. 2026-06-01
    days on market $110,000 Active 221 DOM
14. 2026-05-31
    days on market $110,000 Active 220 DOM
15. 2026-05-30
    days on market $110,000 Active 219 DOM
16. 2026-04-02
    price $110,000
17. 2026-03-27
    price $115,000
18. 2026-03-14
    price $120,000
19. 2025-10-23
    listed $129,000 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $12,492
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$3,200
• Taxable loss: −$1,068
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $1,003/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: Sulphur
• NCES district ID: 4029160
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $44,116
• Composite: 26.47/100
• National rank: #7214
• State rank: #56 of 270 in OK

Livability — Sulphur

• Score: 68/100
• State rank: #60
• US rank: #9249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,504
• Population (ZIP): 8,504

Population outlook (Murray County) Hauer SSP2

• Today (2025): 14,976 people
• By 2030: 15,487 · +3.4%
• By 2040: 16,455 · +9.9%
• By 2050: 17,308 · +15.6%
• By 2075: 19,421 · +29.7%
• By 2100: 20,335 · +35.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 14% Native American 12% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Portuguese 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Murray

• 2024 margin: Solid R (+61.3) · D 18.4% · R 79.7% · Other 2.0%
• 2008→2024 swing: -21.0pp toward R · 2008: -40.4pp · 2024: -61.3pp
• All cycles: 2024: R+61.3 2020: R+58.6 2016: R+55.9 2012: R+40.1 2008: R+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.90%
• Current HPI: 331.8646
• 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

-14.7% since first listed

4 events — show timeline

• 2026-04-02 Price Changed $110,000 MLSOK
• 2026-03-27 Price Changed $115,000 MLSOK
• 2026-03-14 Price Changed $120,000 MLSOK
• 2025-10-23 Listed $129,000 MLSOK

Property tax history

+5.5%/yr

Latest (2025): $196 · +4.3% YoY. Source: county tax records.