414 E 6th St · Hydro, OK 73048

$57,500

1 bd · 1.0 ba · 952 sqft · SingleFamily public records · 53 Days on market

Built 1950 0.28 ac lot Est $65k · 11% under

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Why this score? — see what drove the A- 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
• ARV discount +12.5/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Appreciation +5.6/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2 bedroom, 1 bath home located close to schools and Main Street.

Key facts

• Spacious yard
• Quiet street
• Natural light

Tags

• SPACIOUS YARD
• NATURAL LIGHT
• FUNCTIONAL LIVING SPACE
• SOLID FOUNDATION
• QUIET STREET
• LOCAL AMENITIES

Property features AI

Finance

• Other: Directions: Take HWY 58 (Arapaho Rd) to 6th, turn right, home will be on the right.
• Financial info: Not assumable; Loan qualification unknown; Property taxes listed
• HOA & community: No mandatory association dues

Exterior

• Utilities: Homestead eligible
• Home design: Single family residence; One story; Residential property
• Construction: Frame construction; Composition roof; Conventional foundation; Built (existing)
• Exterior features: Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: One living area; No fireplace; Existing property

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $58k).
• Recommended offer: $56k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#25 in OK) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Hydro-Eakly (rural): math 43% / reading 41% proficiency, ranked #14 of 270 in OK (top 5%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hydro-Eakly Es (math 57% / reading 47%, grade C-, #34 of 845 statewide, top 5%, 254 students, 0% FRL); Hydro-Eakly Hs (math 44% / reading 34%, grade F, #37 of 447 statewide, top 9%, 135 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($398 loan paydown + $681 appreciation (1.2% local appreciation)).
• Caddo County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $42k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $55,775 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.48% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.48%
• DSCR: 2.00
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $64,736
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 N Broadway Ave	0.28mi	1/1.0	919 (-4%)	15mo	$62,500	$68	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.29×
• Total profit: $20,804
• Equity at exit: $20,184

10-year hold

• IRR: 27.6%
• Equity multiple: 4.37×
• Total profit: $54,281
• Equity at exit: $27,256

Cash invested: $16,100 (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 73048

• Home prices YoY: 0.4%
• Active inventory: 19
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $302

Break-even live

Break-even rent $468

Max offer price $57,500

Occupancy floor 60%

Sensitivity live

Price	-10% $334	-5% $318	+0% $302	+5% $285	+10% $269
Rent	-10% $235	-5% $268	+0% $302	+5% $335	+10% $369
Rate	-1.0pp $331	-0.5pp $316	base $302	+0.5pp $287	+1.0pp $272

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-17
   status $57,500 Pending 53 DOM
2. 2026-06-17
   days on market $57,500 Active 53 DOM
3. 2026-06-16
   days on market $57,500 Active 52 DOM
4. 2026-06-15
   days on market $57,500 Active 51 DOM
5. 2026-06-13
   days on market $57,500 Active 49 DOM
6. 2026-06-12
   pricedays on market $57,500 Active 48 DOM
7. 2026-06-09
   days on market $59,900 Active 45 DOM
8. 2026-06-08
   days on market $59,900 Active 44 DOM
9. 2026-06-08
   days on market $59,900 Active 43 DOM
10. 2026-06-05
    days on market $59,900 Active 41 DOM
11. 2026-06-04
    days on market $59,900 Active 39 DOM
12. 2026-06-02
    days on market $59,900 Active 38 DOM
13. 2026-06-01
    days on market $59,900 Active 37 DOM
14. 2026-05-31
    days on market $59,900 Active 36 DOM
15. 2026-05-06
    status Active
16. 2026-04-07
    status Pending
17. 2026-03-27
    listed $59,900 Active
18. 2021-07-16
    soldstatus $42,000 Sold 73-char remark

    Show marketing remark (73 chars)

    Charming 2 bedroom, 1 bath home located close to schools and Main Street.

19. 2021-06-24
    status Pending 73-char remark

    Show marketing remark (73 chars)

    Charming 2 bedroom, 1 bath home located close to schools and Main Street.

20. 2021-06-16
    soldstatus $42,500
21. 2020-01-04
    listed $49,900 Active 73-char remark

    Show marketing remark (73 chars)

    Charming 2 bedroom, 1 bath home located close to schools and Main Street.

22. 2016-06-30
    soldstatus $40,000

ⓘ 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: $530 · $44/mo
• Projected year-2 tax: $530 · $44/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,197
• − Mortgage interest: −$3,221
• − Property taxes: −$530
• − Insurance: −$288
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$1,673
• Taxable income: $2,854
• Est. tax owed @ 24.0%: −$685
• After-tax cash flow: $2,935/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: Hydro-Eakly
• NCES district ID: 4000032
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $42,179
• Composite: 35.42/100
• National rank: #4937
• State rank: #14 of 270 in OK

Livability — Hydro

• Score: 72/100
• State rank: #25
• US rank: #6136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hydro, OK
• Population (ZIP): 2,260

Population outlook (Caddo County) Hauer SSP2

• Today (2025): 28,391 people
• By 2030: 27,844 · -1.9%
• By 2040: 27,057 · -4.7%
• By 2050: 26,484 · -6.7%
• By 2075: 26,266 · -7.5%
• By 2100: 26,077 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 8% Native American 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 3% Serbian 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Caddo

• 2024 margin: Solid R (+47.1) · D 25.4% · R 72.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -30.7pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+44.0 2016: R+43.4 2012: R+28.5 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.18%
• Current HPI: 275.5007
• 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

+49.8% since first listed

8 events — show timeline

• 2026-05-06 Relisted — MLSOK
• 2026-04-07 Pending — MLSOK
• 2026-03-27 Listed $59,900 MLSOK
• 2021-07-16 Sold (MLS) $42,000 MLSOK
• 2021-06-24 Pending — MLSOK
• 2021-06-16 Sold (Public Records) $42,500 Public Records
• 2020-01-04 Listed $49,900 MLSOK
• 2016-06-30 Sold (Public Records) $40,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $530 · +8.2% YoY. Source: county tax records.