609 S Mullins Ave · Hominy, OK 74035

$65,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 49 Days on market

Built 1993 Fair condition 5.80 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.7/10.0

Listing remarks

Opportunity awaits on this 5.8-acre wooded tract in Hominy, Ok. This property offers a private, natural setting with mature trees and a peaceful atmosphere. An existing mobile home is on site and could be renovated, or the seller is willing to remove it to make way for your vision. The property features an inclined driveway leading to a leveled homesite, providing a great starting point for future plans. With its scenic surroundings and unique terrain, including a hillside setting, this land offers a variety of possibilities. Whether you’re looking for a place to create your own retreat or invest in land with potential, this property is worth a look. Being sold as-is.

Key facts

• Hillside setting
• Inclined driveway
• Leveled homesite

Tags

• PRIVATE NATURAL SETTING
• MATURE TREES
• INCLINED DRIVEWAY
• LEVELED HOMESITE
• HILLSIDE SETTING
• SCENIC SURROUNDINGS

Property features AI

Exterior

• Parking: Carport; One garage space
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-wide manufactured home; One story; Home faces south; Tie-down foundation
• Construction: Manufactured construction; Vinyl siding
• Exterior features: Gravel driveway; Covered patio; Patio; Shed(s) / storage; Wooded lot

Interior

• Kitchen: Cooktop; Oven; Gas water heater
• Bedrooms: Bedrooms not specifically listed
• Flooring: Carpet
• Bathrooms: Two full bathrooms (hall bath and master bath, both on the first level)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vinyl windows; Laminate counters; Electric oven connection
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($947 rent vs $65k).
• Recommended offer: $63k (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 $541 of equity ($449 loan paydown + $92 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.46% ✓
• Cap rate: 11.81%
• Cash-on-cash: 19.72%
• DSCR: 1.88
• GRM: 5.7

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: 19.9%
• Equity multiple: 1.97×
• Total profit: $17,596
• Equity at exit: $19,335

10-year hold

• IRR: 23.9%
• Equity multiple: 3.69×
• Total profit: $48,931
• Equity at exit: $23,612

Cash invested: $18,200 (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: 5.7×

Monthly cashflow live

• Estimated rent: $947 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $299

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 63%

Sensitivity live

Price	-10% $344	-5% $322	+0% $299	+5% $277	+10% $254
Rent	-10% $224	-5% $262	+0% $299	+5% $337	+10% $374
Rate	-1.0pp $332	-0.5pp $316	base $299	+0.5pp $282	+1.0pp $265

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   statusdays on market $65,000 Pending 49 DOM
2. 2026-06-08
   days on market $65,000 Active 48 DOM
3. 2026-06-08
   days on market $65,000 Active 47 DOM
4. 2026-06-07
   days on market $65,000 Active 46 DOM
5. 2026-06-04
   days on market $65,000 Active 43 DOM
6. 2026-06-02
   days on market $65,000 Active 42 DOM
7. 2026-06-01
   days on market $65,000 Active 41 DOM
8. 2026-05-31
   days on market $65,000 Active 40 DOM
9. 2026-04-30
   status Active
10. 2026-04-21
    status Pending
11. 2026-04-08
    soldstatus Closed
12. 2026-04-01
    status Pending
13. 2026-03-23
    listed $65,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 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: $11,367
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$1,891
• Taxable income: $2,716
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $2,937/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The property requires significant exterior and interior repairs to improve its condition and value.

Repairs flagged

• Major Overgrown vegetation — Hinders property value and safety
• Major Dilapidated shed — Reduces property value and safety
• Minor Worn carpet — Can be replaced with new carpet

Value-add opportunities

• Both Trim overgrown vegetation — Improves curb appeal and safety
• Both Replace worn carpet — Enhances comfort and property value
• Both Paint interior walls — Enhances property value and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Overgrown vegetation · Hinders property value and safety	Major	$15,000–50,000
Dilapidated shed · Reduces property value and safety	Major	$15,000–50,000
Worn carpet · Can be replaced with new carpet	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Trim overgrown vegetation — Improves curb appeal and safety ↑
• Both Replace worn carpet — Enhances comfort and property value ↑
• Both Paint interior walls — Enhances property value and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

5 events — show timeline

• 2026-04-30 Relisted — MLS Technology, Inc.
• 2026-04-21 Pending — MLS Technology, Inc.
• 2026-04-08 Sold (MLS) — MLS Technology, Inc.
• 2026-04-01 Pending — MLS Technology, Inc.
• 2026-03-23 Listed $65,000 MLS Technology, Inc.