798 N 4190 · Hugo, OK 74743

$110,000

3 bd · 2.0 ba · 1,539 sqft · Manufactured public records · 7 Days on market

Built 2022 3.30 ac lot ↓ 46% since listing

---

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 +8.7/10.0
• 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

Move in Ready Home! This great 4 bedroom room is like brand new and features an open floor plan living, kitchen and dining. The kitchen has a huge island breakfast bar, kitchen appliances and plenty of cabinets space. Split bedroom floorplan with the primary suite on one side of the house including a walk in closet and huge bathroom with separate soaker tub, double vanity sinks and separate shower. There are 3 spare bedrooms on the other end of the house with a full bathroom. Located just outside of Hugo Oklahoma and offering 3.30 acres of land just off of Hwy 70. Come take a look before this great deal is gone! Sold AS-IS.

Key facts

• Open floor plan
• Separate soaker tub
• Walk in closet

Tags

• OPEN FLOOR PLAN
• HUGE ISLAND BREAKFAST BAR
• WALK IN CLOSET
• SEPARATE SOAKER TUB
• DOUBLE VANITY SINKS
• 3.30 ACRES OF LAND

Property features AI

Finance

• Other: Special listing conditions: Real Estate Owned; Possession at closing/funding; Listing status: Active Contingent
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway (no garage or covered/carport spaces listed)
• Utilities: Aerobic septic system; No municipal utility district
• Home design: Manufactured home (residential); One story; Property is detached
• Construction: Built in 2022 (preowned); Vinyl siding; Composition roof; Block foundation
• Exterior features: Approximately 3.3 acres (lot in Choctaw County, unplatted); Directions: GPS

Interior

• Kitchen: Kitchen island; Built-in cabinets; Breakfast bar; Dishwasher; Electric range; Refrigerator
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom on the main level with ensuite bath and walk-in closet; Additional bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Primary bathroom with dual sinks, garden tub, separate shower and built-in cabinets (ensuite)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Decorative lighting; Other interior enhancements; 10 total rooms; One-level home; 1 living area; 1 dining area
• Laundry & utility: Full-size washer/dryer area; Utility room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).

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: 53 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($761 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate flood 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 $110,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.37% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.01%
• DSCR: 1.80
• GRM: 6.1

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: 20.2%
• Equity multiple: 2.04×
• Total profit: $31,941
• Equity at exit: $38,013

10-year hold

• IRR: 23.2%
• Equity multiple: 3.82×
• Total profit: $86,936
• Equity at exit: $50,875

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 74743

• Home prices YoY: 0.4%
• Active inventory: 53
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $462

Break-even live

Break-even rent $921

Max offer price $110,000

Occupancy floor 64%

Sensitivity live

Price	-10% $525	-5% $493	+0% $462	+5% $431	+10% $400
Rent	-10% $343	-5% $403	+0% $462	+5% $522	+10% $581
Rate	-1.0pp $518	-0.5pp $490	base $462	+0.5pp $434	+1.0pp $405

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 10 events

1. 2026-05-19
   status Pending
2. 2026-05-17
   historical Active Contingent
3. 2026-05-09
   listed $110,000 Active
4. 2023-06-15
   soldstatus $192,500
5. 2023-04-10
   historical
6. 2023-03-07
   price $229,900
7. 2022-12-13
   price $239,900
8. 2022-10-27
   price $249,999
9. 2022-10-11
   listed $279,900 Active
10. 2022-05-09
    soldstatus $205,000

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 65% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $18,077
• − Mortgage interest: −$6,162
• − Property taxes: −$1,260
• − Insurance: −$550
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$3,200
• Taxable income: $4,013
• Est. tax owed @ 24.0%: −$963
• After-tax cash flow: $4,585/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

• 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

-46.3% since first listed

10 events — show timeline

• 2026-05-19 Pending — NTREIS
• 2026-05-17 Contingent — NTREIS
• 2026-05-09 Listed $110,000 NTREIS
• 2023-06-15 Sold (Public Records) $192,500 Public Records
• 2023-04-10 Listing Removed — MLS Technology, Inc.
• 2023-03-07 Price Changed $229,900 MLS Technology, Inc.
• 2022-12-13 Price Changed $239,900 MLS Technology, Inc.
• 2022-10-27 Price Changed $249,999 MLS Technology, Inc.
• 2022-10-11 Listed $279,900 MLS Technology, Inc.
• 2022-05-09 Sold (Public Records) $205,000 Public Records

Property tax history

+30.9%/yr

Latest (2025): $1,260 · -29.3% YoY. Source: county tax records.