307 E Lowery · Hugo, OK 74743

$74,000

3 bd · 1.0 ba · 1,740 sqft · SingleFamily public records · 179 Days on market

Built 1946 0.30 ac 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This 3BED 2BATH HOME from the 1940's is spacious at 1740 SQ FT. OPEN FRONT PORCH and a BACKYARD DECK looking out on a fenced-in shaded backyard. There is a large 24'x42' DETACHED METAL GARAGE-WORKSHOP with concrete floor and electric. MASTER BEDROOM has an EN-SUITE BATHROOM with DOUBLE SINKS & WALK-IN SHOWER. The MASTER also has a walk-in closet that is huge, complete with its own window! The second bathroom, with a tub, is shared between the 2nd and 3rd bedrooms and also has DOUBLE SINKS! The 2nd bedroom is very large with 2 entry-exit doors, which would also make a great family room. The living room and the dining room share a SEE-THROUGH FIREPLACE. This home has a lot to offer and

Key facts

• Double sinks
• Open front porch
• Backyard deck

Tags

• OPEN FRONT PORCH
• BACKYARD DECK
• FENCED-IN SHADED BACKYARD
• DETACHED METAL GARAGE-WORKSHOP
• EN-SUITE BATHROOM
• DOUBLE SINKS

Property features AI

Finance

• Other: Possession at closing/funding; Verify flood insurance and tax-related items
• Financial info: Second mortgage: none; Loan type: Treat as Clear; Special listing conditions: Real Estate Owned
• HOA & community: No homeowners association

Exterior

• Parking: 2 covered parking spaces; 2-car garage with workshop space; Driveway; garage faces front
• Utilities: City water; City sewer; Co-op electric; Natural gas available; Solar energy generation
• Home design: Single-family residence; Residential property; One story; Not attached to other properties; Subdivision: Frisco Addn
• Construction: Built in 1946; Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es); Covered deck; Chain link fencing; Lot under 0.5 acre

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level
• Flooring: Laminate flooring; Linoleum flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; 1 decorative fireplace
• Interior features: Decorative lighting; Two living areas; Dining room; Den; 11 total rooms; One-level layout
• Laundry & utility: Utility room with washer hookup; Full-size washer/dryer area; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% 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-, 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 $1k of equity ($512 loan paydown + $800 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $28k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 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 1946 — 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 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. 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: 2.00% ✓
• Cap rate: 17.36%
• Cash-on-cash: 39.53%
• DSCR: 2.76
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $154,860
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 E Lowery	0.07mi	3/2.0	1,952 (+12%)	16mo	$65,000	$33	59
1026 E Jefferson St	0.66mi	3/2.0	1,852 (+6%)	2mo	$165,000	$89	52
3227 E 2121 Rd	0.52mi	3/2.0	1,560 (-10%)	10mo	$525,000	$337	46
1208 S 3rd St	0.35mi	3/1.5	1,536 (-12%)	22mo	$95,000	$62	44

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: 42.2%
• Equity multiple: 3.18×
• Total profit: $45,160
• Equity at exit: $25,573

10-year hold

• IRR: 44.0%
• Equity multiple: 6.29×
• Total profit: $109,597
• Equity at exit: $34,225

Cash invested: $20,720 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,481 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $683

Break-even live

Break-even rent $617

Max offer price $74,000

Occupancy floor 49%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $74,000 Active 179 DOM
2. 2026-06-17
   days on market $74,000 Active 178 DOM
3. 2026-06-16
   days on market $74,000 Active 177 DOM
4. 2026-06-15
   days on market $74,000 Active 176 DOM
5. 2026-06-13
   days on market $74,000 Active 174 DOM
6. 2026-06-12
   days on market $74,000 Active 173 DOM
7. 2026-06-09
   days on market $74,000 Active 170 DOM
8. 2026-06-09
   price $74,000 Active 169 DOM
9. 2026-06-08
   days on market $79,000 Active 169 DOM
10. 2026-06-08
    days on market $79,000 Active 168 DOM
11. 2026-06-07
    days on market $79,000 Active 167 DOM
12. 2026-06-04
    days on market $79,000 Active 164 DOM
13. 2026-06-02
    days on market $79,000 Active 163 DOM
14. 2026-06-01
    days on market $79,000 Active 162 DOM
15. 2026-05-31
    days on market $79,000 Active 161 DOM
16. 2026-05-11
    price $79,000
17. 2026-04-21
    price $84,000
18. 2026-04-07
    status Active
19. 2026-01-29
    status Pending
20. 2026-01-27
    price $89,000
21. 2026-01-24
    historical Active Contingent
22. 2026-01-06
    historical
23. 2025-12-31
    price $87,000
24. 2025-12-02
    price $92,000
25. 2025-10-13
    listed $102,000 Active
26. 2025-10-11
    listed $102,000 Active
27. 2022-10-12
    soldstatus $116,000
28. 2014-08-14
    soldstatus $85,100
29. 1994-10-26
    soldstatus $37,000

ⓘ 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: $826 · $69/mo
• Projected year-2 tax: $826 · $69/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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $17,778
• − Mortgage interest: −$4,145
• − Property taxes: −$826
• − Insurance: −$370
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$2,153
• Taxable income: $7,439
• Est. tax owed @ 24.0%: −$1,785
• After-tax cash flow: $6,406/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

+113.5% since first listed

14 events — show timeline

• 2026-05-11 Price Changed $79,000 NTREIS
• 2026-04-21 Price Changed $84,000 NTREIS
• 2026-04-07 Relisted — NTREIS
• 2026-01-29 Pending — NTREIS
• 2026-01-27 Price Changed $89,000 NTREIS
• 2026-01-24 Contingent — NTREIS
• 2026-01-06 Listing Removed — MLS Technology, Inc.
• 2025-12-31 Price Changed $87,000 NTREIS
• 2025-12-02 Price Changed $92,000 NTREIS
• 2025-10-13 Listed $102,000 MLS Technology, Inc.
• 2025-10-11 Listed $102,000 NTREIS
• 2022-10-12 Sold (Public Records) $116,000 Public Records
• 2014-08-14 Sold (Public Records) $85,100 Public Records
• 1994-10-26 Sold (Public Records) $37,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $826 · +3.9% YoY. Source: county tax records.