1013 S Mullins Ave · Hominy, OK 74035

$50,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 14 Days on market

Built 1930 2.00 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 +5.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Looking for a project with potential? This 3-bedroom, 1-bath home offers an opportunity to add value and create something special while still being livable in its current condition. Located in a quiet small-town setting just minutes from the lake, this property could make a great primary residence, weekend retreat, rental property, or investment opportunity. Property is being sold AS-IS.

Key facts

• 2 acre lot
• Built 1930
• Listed 14 days

Property features AI

Finance

• Other: Property sits on approximately 2 acres; Less than 5 miles to nearest water body

Exterior

• Parking: Asphalt parking
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Concrete construction; Vinyl siding; Asphalt/fiberglass roof; Built year from public records
• Exterior features: Mature trees; No other exterior features listed

Interior

• Kitchen: Oven; Range
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Gas heating; Window cooling units
• Interior features: Ceiling fan(s); Laminate counters; Aluminum window frames; No additional exterior interior features listed
• Laundry & utility: Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 55/100 on livability (#542 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, amenities F, commute F.
• Hominy (town): math 6% / reading 10% proficiency, ranked #259 of 270 in OK (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 89 units permitted in Osage County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $417 of equity ($346 loan paydown + $71 appreciation (0.1% local appreciation)).
• Osage County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 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

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1930 — 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: 2.03% ✓
• Cap rate: 17.84%
• Cash-on-cash: 41.25%
• DSCR: 2.84
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $118,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 S Wood Ave	0.43mi	3/2.0	1,064 (-2%)	2mo	$128,500	$121	72
221 E 13th St	0.55mi	3/2.5	1,104 (+2%)	10mo	$139,000	$126	56
1112 S Pettit Ave	0.50mi	2/1.0 (-1)	1,030 (-5%)	17mo	$113,000	$110	50
1229 S Wood Ave	0.44mi	3/1.5	1,186 (+10%)	20mo	$130,000	$110	44
1222 S Wood Ave	0.44mi	3/1.0	1,240 (+15%)	16mo	$140,000	$113	42
701 Pettit Ave	0.50mi	2/1.0 (-1)	924 (-14%)	15mo	$35,000	$38	35
113 S Division Ave	0.66mi	2/2.0 (-1)	924 (-14%)	10mo	$29,500	$32	28

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

Projected returns pro-forma

0.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.5%
• Equity multiple: 3.11×
• Total profit: $29,523
• Equity at exit: $14,873

10-year hold

• IRR: 45.3%
• Equity multiple: 6.15×
• Total profit: $72,115
• Equity at exit: $18,163

Cash invested: $14,000 (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 74035

• Home prices YoY: 0.1%
• Active inventory: 23
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $481

Break-even live

Break-even rent $405

Max offer price $50,000

Occupancy floor 48%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $50,000 Active 14 DOM
2. 2026-06-17
   days on market $50,000 Active 13 DOM
3. 2026-06-16
   days on market $50,000 Active 12 DOM
4. 2026-06-15
   days on market $50,000 Active 11 DOM
5. 2026-06-13
   days on market $50,000 Active 9 DOM
6. 2026-06-12
   days on market $50,000 Active 8 DOM
7. 2026-06-09
   days on market $50,000 Active 5 DOM
8. 2026-06-08
   days on market $50,000 Active 4 DOM
9. 2026-06-08
   days on market $50,000 Active 3 DOM
10. 2026-06-07
    remarks 390-char remark
11. 2026-06-07
    listed $50,000 Active 2 DOM

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $450 · $37/mo
• Expected delta: +$4/yr ($0/mo · 0.9%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,174
• − Mortgage interest: −$2,801
• − Property taxes: −$446
• − Insurance: −$250
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$1,455
• Taxable income: $5,275
• Est. tax owed @ 24.0%: −$1,266
• After-tax cash flow: $4,509/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: Hominy
• NCES district ID: 4014970
• Math proficiency: 6% ▼ -4.00%
• Reading proficiency: 10% ▼ -7.00%
• Median HH income: $36,045
• Composite: 6.62/100
• National rank: #9990
• State rank: #259 of 270 in OK

Livability — Hominy

• Score: 55/100
• State rank: #542
• US rank: #23145

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hominy, OK
• Population (ZIP): 4,031

Population outlook (Osage County) Hauer SSP2

• Today (2025): 48,950 people
• By 2030: 48,936 · +-0.0%
• By 2040: 47,826 · -2.3%
• By 2050: 45,781 · -6.5%
• By 2075: 41,140 · -16.0%
• By 2100: 32,796 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 49% Native American 21% Two or more races 15% Black 9% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 1% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Osage

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.7%
• 2008→2024 swing: -17.7pp toward R · 2008: -23.7pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+39.5 2016: R+36.8 2012: R+25.2 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.14%
• Current HPI: 235.0104
• 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

+11.1% since first listed

5 events — show timeline

• 2026-06-04 Listed $50,000 MLS Technology, Inc.
• 2022-07-27 Pending — MLS Technology, Inc.
• 2022-07-27 Listing Removed — MLS Technology, Inc.
• 2022-07-20 Price Changed $40,000 MLS Technology, Inc.
• 2022-07-14 Listed $45,000 MLS Technology, Inc.

Property tax history

+3.9%/yr

Latest (2025): $446 · -1.5% YoY. Source: county tax records.