1202 N I St · Hugo, OK 74743

$114,900

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 25 Days on market

Built 1979 8,712 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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

Welcome home to this charming and well-maintained 3 bedroom, 1.5 bath home offering over 1,400 square feet of comfortable living space! Situated on a spacious corner lot, this property has been lovingly cared for and is in great condition, making it truly move-in ready. Inside, you’ll find a functional layout with generous living areas, comfortable bedrooms, and plenty of natural light throughout. The home offers the perfect blend of character, comfort, and practicality for everyday living. Outside, the corner lot provides extra space, curb appeal, and room to enjoy outdoor activities, gardening, or entertaining. Whether you’re searching for your first home, a place to downsize,

Key facts

• Natural light
• Curb appeal
• Corner lot

Tags

• CORNER LOT
• NATURAL LIGHT
• CURB APPEAL

Property features AI

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-story; Faces west; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built (year source: appraiser)
• Exterior features: Covered porch; Porch; Corner lot; Full and partial fencing; No additional exterior features listed

Interior

• Kitchen: Oven; Range
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Electric water heater
• Interior features: Ceiling fan(s); Laminate countertops; Aluminum window frames; Electric range connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (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-, 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 ($794 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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: 1.30% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.58%
• DSCR: 1.83
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $73,416
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1418 N Lambert St	0.31mi	3/1.5	1,424 (+11%)	2mo	$160,000	$112	64
601 N G St	0.49mi	2/1.0 (-1)	1,348 (+5%)	2mo	$60,000	$45	62
1318 Leigh St	0.35mi	3/1.0	1,144 (-11%)	8mo	$65,000	$57	59
1313 Leigh St	0.35mi	3/1.5	1,456 (+13%)	4mo	$75,000	$52	56

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: 20.8%
• Equity multiple: 2.07×
• Total profit: $34,276
• Equity at exit: $39,706

10-year hold

• IRR: 23.7%
• Equity multiple: 3.88×
• Total profit: $92,647
• Equity at exit: $53,141

Cash invested: $32,172 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$36 /mo · $426/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $498

Break-even live

Break-even rent $868

Max offer price $114,900

Occupancy floor 62%

Sensitivity live

Price	-10% $563	-5% $531	+0% $498	+5% $465	+10% $433
Rent	-10% $380	-5% $439	+0% $498	+5% $557	+10% $616
Rate	-1.0pp $556	-0.5pp $527	base $498	+0.5pp $468	+1.0pp $438

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-16
   status $114,900 Pending 25 DOM
2. 2026-06-15
   days on market $114,900 Active 25 DOM
3. 2026-06-13
   days on market $114,900 Active 23 DOM
4. 2026-06-12
   days on market $114,900 Active 22 DOM
5. 2026-06-09
   days on market $114,900 Active 19 DOM
6. 2026-06-08
   days on market $114,900 Active 18 DOM
7. 2026-06-08
   days on market $114,900 Active 17 DOM
8. 2026-06-07
   days on market $114,900 Active 16 DOM
9. 2026-06-04
   days on market $114,900 Active 13 DOM
10. 2026-06-02
    days on market $114,900 Active 12 DOM
11. 2026-06-01
    days on market $114,900 Active 11 DOM
12. 2026-05-31
    days on market $114,900 Active 10 DOM
13. 2026-05-21
    listed $114,900 Active

ⓘ 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: $426 · $36/mo
• Projected year-2 tax: $1,034 · $86/mo
• Expected delta: +$608/yr (+$51/mo · 142.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $17,984
• − Mortgage interest: −$6,436
• − Property taxes: −$426
• − Insurance: −$574
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$3,343
• Taxable income: $4,327
• Est. tax owed @ 24.0%: −$1,039
• After-tax cash flow: $4,938/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

1 event — show timeline

• 2026-05-21 Listed $114,900 MLS Technology, Inc.

Property tax history

+3.1%/yr

Latest (2025): $426 · +3.9% YoY. Source: county tax records.