815 N J St · Hugo, OK 74743

$35,000

3 bd · 1.0 ba · 1,221 sqft · SingleFamily · 32 Days on market

Built 1989 Fair condition 6,500 sqft lot Est $70k · 50% under ↓ 30% 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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +5.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0

Listing remarks

Investor opportunity in Hugo! This 3 bedroom, 1 bath home offers great potential for a flip project or rental investment. With approximately 1,400 sq ft of living space, the property provides a solid layout ready for updates and improvements. Conveniently located in town with easy access to local amenities. Bring your vision and make this property your next investment.

Key facts

• 6,500 sq ft lot
• Garage
• Built 1989

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $929 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% 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-, amenities F, commute 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.
• Zoned schools: Hugo Es (math 27% / reading 22%, grade F, #354 of 845 statewide, top 47%, 452 students, 0% FRL); Hugo Ms (math 12% / reading 17%, grade F, #234 of 345 statewide, top 72%, 263 students, 0% FRL); Hugo Hs (math 12% / reading 24%, grade F, #304 of 447 statewide, top 68%, 337 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 53 active listings in the ZIP.

Forward outlook

• In year one you build about $620 of equity ($242 loan paydown + $378 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 4.23% ✓
• Cap rate: 38.14%
• Cash-on-cash: 113.73%
• DSCR: 6.06
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $69,597
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1318 Leigh St	0.45mi	3/1.0	1,144 (-6%)	8mo	$65,000	$57	62
601 N G St	0.30mi	2/1.0 (-1)	1,348 (+10%)	2mo	$60,000	$45	62

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: —
• Equity multiple: 7.12×
• Total profit: $59,968
• Equity at exit: $12,095

10-year hold

• IRR: —
• Equity multiple: 14.80×
• Total profit: $135,222
• Equity at exit: $16,187

Cash invested: $9,800 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $929

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 32%

Sensitivity live

Price	-10% $953	-5% $941	+0% $929	+5% $917	+10% $905
Rent	-10% $812	-5% $870	+0% $929	+5% $987	+10% $1,046
Rate	-1.0pp $946	-0.5pp $938	base $929	+0.5pp $920	+1.0pp $910

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-13
   status Pending
2. 2026-03-27
   price $35,000
3. 2026-03-12
   listed $50,000 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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $17,782
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$1,018
• Taxable income: $11,258
• Est. tax owed @ 24.0%: −$2,702
• After-tax cash flow: $8,443/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1-bath home in Hugo, OK, has potential for a moderate renovation project. The exterior and interior need paint, and the landscaping is overgrown. Repainting and landscaping would significantly improve its curb appeal and interior condition, making it more attractive to potential buyers or renters.

Repairs flagged

• Minor roof — There are some minor signs of wear and tear visible on the roof.
• Major siding — The siding appears to be in poor condition, with some peeling and discoloration visible.
• Major paint — The paint appears to be in poor condition, with some peeling and discoloration visible.
• Major landscaping — The landscaping is overgrown and unkempt, which detracts from the curb appeal of the property.

Value-add opportunities

• Both paint — Painting the exterior and interior of the home can significantly improve its curb appeal and interior condition, making it more attractive to potential buyers or renters.
• Both landscaping — Landscaping the property can improve its curb appeal and make it more attractive to potential buyers or renters.
• Both roof — Re-roofing the home can improve its structural integrity and make it more attractive to potential buyers or renters.
• Both siding — Re-siding the home can improve its structural integrity and make it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · There are some minor signs of wear and tear visible on the roof.	Minor	$500–3,000
siding · The siding appears to be in poor condition, with some peeling and discoloration visible.	Major	$15,000–50,000
paint · The paint appears to be in poor condition, with some peeling and discoloration visible.	Major	$15,000–50,000
landscaping · The landscaping is overgrown and unkempt, which detracts from the curb appeal of the property.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both paint — Painting the exterior and interior of the home can significantly improve its curb appeal and interior condition, making it more attractive to potential buyers or renters. ↑
• Both landscaping — Landscaping the property can improve its curb appeal and make it more attractive to potential buyers or renters. ↑
• Both roof — Re-roofing the home can improve its structural integrity and make it more attractive to potential buyers or renters. ↑
• Both siding — Re-siding the home can improve its structural integrity and make it more attractive to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-30.0% since first listed

3 events — show timeline

• 2026-04-13 Pending — MLS Technology, Inc.
• 2026-03-27 Price Changed $35,000 MLS Technology, Inc.
• 2026-03-12 Listed $50,000 MLS Technology, Inc.