602 S Price Ave · Hominy, OK 74035

$100,000

2 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 155 Days on market

Built 1982 2,500 sqft lot Est $122k · 18% under

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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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Appreciation +5.1/10.0
• 1% rule +4.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

* * Move-In Ready in Hominy! * * Welcome to 602 S Price Avenue, a well-maintained * * 2-bedroom, 1.5-bath * * home with a * * bonus office * * perfect for working from home or added flex space. This property features * * updated wood laminate flooring * * , * * new blown-in insulation * * updated HVAC, for improved energy efficiency, and a * * durable metal roof * * paired with a * * full brick exterior * * for low maintenance living. The kitchen comes fully equipped with * * stainless steel appliances * * , including a * * refrigerator, dishwasher, and stove/range * * , all of which remain with the home. Enjoy the convenience of * * covered parking * * and

Key facts

• Durable metal roof
• Full brick exterior
• Updated hvac

Tags

• UPDATED WOOD LAMINATE FLOORING
• NEW BLOWN-IN INSULATION
• UPDATED HVAC
• DURABLE METAL ROOF
• FULL BRICK EXTERIOR
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Gutter(s) noted as community feature

Exterior

• Parking: One-car garage; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Cable available; Electricity available; Fiber optic available; Natural gas available; Phone available; Water available; Public sewer; Public and rural water sources
• Home design: Single-story home; Faces south; Corner lot
• Construction: Brick and wood frame construction; Metal roof; Slab foundation; Built according to public records
• Exterior features: Concrete driveway; Rain gutters; Covered patio and porch; Porch

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Master bedroom with private bath and walk-in closet (first floor)
• Flooring: Laminate flooring
• Bathrooms: One full bathroom with double sink (hall, first floor); Master bath with half bath (first floor)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Butcher block counters; High-speed internet; Wired for data; Ceiling fan(s); Electric oven connection; Gas oven connection; Aluminum window frames
• Laundry & utility: Utility room (inside, first floor); Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (3.0% below list).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

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 $832 of equity ($691 loan paydown + $141 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $100k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.97% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $121,880
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 S Wood Ave	0.08mi	3/2.0 (+1)	1,064 (-4%)	2mo	$128,500	$121	79
1112 S Pettit Ave	0.45mi	2/1.0	1,030 (-7%)	17mo	$113,000	$110	53
221 E 13th St	0.58mi	3/2.5 (+1)	1,104 (-0%)	10mo	$139,000	$126	52
212 S Wood Ave	0.27mi	3/1.0 (+1)	1,246 (+12%)	13mo	$55,000	$44	51
1229 S Wood Ave	0.55mi	3/1.5 (+1)	1,186 (+7%)	20mo	$130,000	$110	39
1222 S Wood Ave	0.52mi	3/1.0 (+1)	1,240 (+12%)	16mo	$140,000	$113	38
220 N Katy Ave	0.52mi	2/1.0	950 (-14%)	18mo	$17,000	$18	37
220 E 13th St	0.61mi	3/1.5 (+1)	1,244 (+12%)	13mo	$103,000	$83	33

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: 3.9%
• Equity multiple: 1.19×
• Total profit: $5,254
• Equity at exit: $29,745

10-year hold

• IRR: 9.1%
• Equity multiple: 2.00×
• Total profit: $28,093
• Equity at exit: $36,326

Cash invested: $28,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $118

Break-even live

Break-even rent $820

Max offer price $100,000

Occupancy floor 83%

Sensitivity live

Price	-10% $175	-5% $146	+0% $118	+5% $90	+10% $62
Rent	-10% $42	-5% $80	+0% $118	+5% $156	+10% $195
Rate	-1.0pp $169	-0.5pp $144	base $118	+0.5pp $92	+1.0pp $66

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $100,000 Active 155 DOM
2. 2026-06-18
   days on market $100,000 Active 153 DOM
3. 2026-06-17
   days on market $100,000 Active 152 DOM
4. 2026-06-16
   days on market $100,000 Active 151 DOM
5. 2026-06-15
   days on market $100,000 Active 150 DOM
6. 2026-06-13
   days on market $100,000 Active 148 DOM
7. 2026-06-12
   days on market $100,000 Active 147 DOM
8. 2026-06-09
   days on market $100,000 Active 144 DOM
9. 2026-06-08
   days on market $100,000 Active 143 DOM
10. 2026-06-08
    days on market $100,000 Active 142 DOM
11. 2026-06-07
    days on market $100,000 Active 141 DOM
12. 2026-06-04
    days on market $100,000 Active 138 DOM
13. 2026-06-02
    days on market $100,000 Active 137 DOM
14. 2026-06-01
    days on market $100,000 Active 136 DOM
15. 2026-05-31
    days on market $100,000 Active 135 DOM
16. 2026-04-13
    price $100,000
17. 2026-03-27
    price $112,000
18. 2026-02-23
    price $129,000
19. 2026-01-16
    listed $134,900 Active
20. 2022-07-14
    soldstatus $64,000
21. 2004-05-09
    soldstatus $27,500

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $984 · $82/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 10/10 Extreme
• 🌡 Heat 6/10 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: $11,639
• − Mortgage interest: −$5,602
• − Property taxes: −$984
• − Insurance: −$500
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$2,909
• Taxable loss: −$218
• Est. tax savings @ 24.0%: +$52
• After-tax cash flow: $1,470/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

+263.6% since first listed

6 events — show timeline

• 2026-04-13 Price Changed $100,000 MLS Technology, Inc.
• 2026-03-27 Price Changed $112,000 MLS Technology, Inc.
• 2026-02-23 Price Changed $129,000 MLS Technology, Inc.
• 2026-01-16 Listed $134,900 MLS Technology, Inc.
• 2022-07-14 Sold (Public Records) $64,000 Public Records
• 2004-05-09 Sold (Public Records) $27,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $984 · +16.2% YoY. Source: county tax records.