912 S Freeman Ave · Hominy, OK 74035

$47,500

2 bd · 1.0 ba · 552 sqft · Manufactured public records · 45 Days on market

Built 1966 0.56 ac lot ↓ 17% since listing

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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

Lease Purchase or Owner Finance available on this 2 bed, 1 bath MH w/ 768 sq. Ft. Garage/shop on just over 1/2 acre corner lot. DP is $7,500; payments start at $499/month. Owner/Realtor.

Key facts

• 0.56 acre lot
• 2 garage spots
• Built 1966

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $48k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($798 rent vs $48k).
• Recommended offer: $46k (3.0% 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 $395 of equity ($328 loan paydown + $67 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $48k implies a 90% 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 $46,075 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1966 — 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 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: 1.68% ✓
• Cap rate: 14.88%
• Cash-on-cash: 30.67%
• DSCR: 2.36
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.4%
• Equity multiple: 2.55×
• Total profit: $20,563
• Equity at exit: $14,129

10-year hold

• IRR: 34.8%
• Equity multiple: 4.93×
• Total profit: $52,326
• Equity at exit: $17,255

Cash invested: $13,300 (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: 5.0×

Monthly cashflow live

• Estimated rent: $798 medium
• Mortgage (P&I): −$249
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $340

Break-even live

Break-even rent $368

Max offer price $47,500

Occupancy floor 52%

Sensitivity live

Price	-10% $367	-5% $353	+0% $340	+5% $326	+10% $313
Rent	-10% $277	-5% $308	+0% $340	+5% $371	+10% $403
Rate	-1.0pp $364	-0.5pp $352	base $340	+0.5pp $328	+1.0pp $315

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2021-07-16
   status Pending
2. 2021-07-06
   price $47,500
3. 2021-06-24
   soldstatus $25,000
4. 2021-06-21
   price $50,000
5. 2021-06-08
   price $52,500
6. 2021-06-01
   listed $57,500 Active

ⓘ 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: $260 · $22/mo
• Projected year-2 tax: $427 · $36/mo
• Expected delta: +$167/yr (+$14/mo · 64.4%)

ⓘ 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: $9,576
• − Mortgage interest: −$2,661
• − Property taxes: −$260
• − Insurance: −$238
• − Repairs & maintenance: −$766
• − Management: −$766
• − Depreciation: −$1,382
• Taxable income: $3,504
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $3,238/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

-17.4% since first listed

6 events — show timeline

• 2021-07-16 Pending — MLS Technology, Inc.
• 2021-07-06 Price Changed $47,500 MLS Technology, Inc.
• 2021-06-24 Sold (Public Records) $25,000 Public Records
• 2021-06-21 Price Changed $50,000 MLS Technology, Inc.
• 2021-06-08 Price Changed $52,500 MLS Technology, Inc.
• 2021-06-01 Listed $57,500 MLS Technology, Inc.

Property tax history

+11.3%/yr

Latest (2025): $260 · -1.5% YoY. Source: county tax records.