807 S Price Ave · Hominy, OK 74035

$89,000

2 bd · 2.0 ba · 1,127 sqft · SingleFamily public records · 173 Days on market

Built 1935 0.26 ac lot Est $124k · 28% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.0/10.0
• 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 MLS

Adorable home featuring 3 bed, 1.5 bath, on 2 city lots creating a large backyard! Great floor plan and clean! New Life-time warranty siding and custom made windows (on order) along with 40 year warranty new metal roof . Virtually 100 % maintenance free exterior home. New furnace. Home has carpet & hardwood flooring! Add your personality to create a cozy home! Perfect starter home or downsizing home!

Key facts

• Newer heater
• Large dining room
• Metal roof

Tags

• DOUBLE LOT
• LARGE DINING ROOM
• CUSTOM WINDOWS
• NEWER HEATER
• METAL ROOF
• VINYL SIDING

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Detached garage with storage (1 garage space)
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer; Phone service available
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Built (year per public records); Vinyl siding with wood frame construction; Metal roof; Crawlspace foundation
• Exterior features: Covered patio and porch; Gravel driveway; Partial chain link fencing; Mature trees

Interior

• Kitchen: Pantry; Dishwasher; Oven/Range/Stove
• Bedrooms: Master bedroom with private bath (first floor); Two additional bedrooms without baths (first floor)
• Flooring: Carpet; Hardwood; Wood veneer
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating; Window air conditioning units
• Interior features: Vinyl, insulated, and storm windows; Insulated doors and storm doors; Laminate counters; Ceiling fan(s); Electric and gas oven/range connections
• Laundry & utility: Utility room (inside, first floor); Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $89k).
• Recommended offer: $78k (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: amenities F, commute F, employment 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.
• Zoned schools: Horace Mann Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 195 students, 0% FRL); Hominy Ms (math 2% / reading 2%, grade F, #334 of 345 statewide, top 98%, 118 students, 0% FRL); Hominy Hs (math 5% / reading 34%, grade F, #274 of 447 statewide, top 66%, 154 students, 0% FRL) — zoned schools average 0% FRL vs 64% district-wide (64 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $741 of equity ($615 loan paydown + $126 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $26k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $89k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.34%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $123,970
• 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	0.10mi	3/2.0 (+1)	1,064 (-6%)	2mo	$128,500	$121	80
221 E 13th St	0.47mi	3/2.5 (+1)	1,104 (-2%)	10mo	$139,000	$126	59
823 S Wood Ave	0.08mi	2/1.5	1,280 (+14%)	21mo	$137,000	$107	54
1112 S Pettit Ave	0.36mi	2/1.0	1,030 (-9%)	17mo	$113,000	$110	51
1229 S Wood Ave	0.43mi	3/1.5 (+1)	1,186 (+5%)	20mo	$130,000	$110	48
212 S Wood Ave	0.40mi	3/1.0 (+1)	1,246 (+11%)	13mo	$55,000	$44	44
1222 S Wood Ave	0.40mi	3/1.0 (+1)	1,240 (+10%)	16mo	$140,000	$113	42
220 E 13th St	0.50mi	3/1.5 (+1)	1,244 (+10%)	14mo	$103,000	$83	41

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: 9.7%
• Equity multiple: 1.47×
• Total profit: $11,644
• Equity at exit: $26,473

10-year hold

• IRR: 14.4%
• Equity multiple: 2.61×
• Total profit: $40,014
• Equity at exit: $32,330

Cash invested: $24,920 (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: 7.6×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$54 /mo · $651/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $215

Break-even live

Break-even rent $706

Max offer price $89,000

Occupancy floor 73%

Sensitivity live

Price	-10% $265	-5% $240	+0% $215	+5% $190	+10% $164
Rent	-10% $137	-5% $176	+0% $215	+5% $253	+10% $292
Rate	-1.0pp $260	-0.5pp $237	base $215	+0.5pp $192	+1.0pp $168

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-05-01
   status Pending
2. 2026-04-27
   price $89,000
3. 2026-04-24
   status Active
4. 2026-04-14
   status Pending
5. 2026-04-03
   price $95,000
6. 2026-03-27
   price $99,000
7. 2026-02-16
   price $99,975
8. 2026-01-21
   price $104,250
9. 2025-12-17
   price $104,750
10. 2025-11-18
    price $109,750
11. 2025-10-30
    listed $114,750 Active
12. 2022-02-08
    soldstatus $37,000 Closed 409-char remark

    Show marketing remark (409 chars)

    Adorable home featuring 3 bed, 1.5 bath, on 2 city lots creating a large backyard! Great floor plan and clean! New Life-time warranty siding and custom made windows (on order) along with 40 year warranty new metal roof . Virtually 100 % maintenance free exterior home. New furnace. Home has carpet & hardwood flooring! Add your personality to create a cozy home! Perfect starter home or downsizing home!

13. 2021-03-29
    historical 409-char remark

    Show marketing remark (409 chars)

    Adorable home featuring 3 bed, 1.5 bath, on 2 city lots creating a large backyard! Great floor plan and clean! New Life-time warranty siding and custom made windows (on order) along with 40 year warranty new metal roof . Virtually 100 % maintenance free exterior home. New furnace. Home has carpet & hardwood flooring! Add your personality to create a cozy home! Perfect starter home or downsizing home!

14. 2021-03-23
    listed $40,000 409-char remark

    Show marketing remark (409 chars)

    Adorable home featuring 3 bed, 1.5 bath, on 2 city lots creating a large backyard! Great floor plan and clean! New Life-time warranty siding and custom made windows (on order) along with 40 year warranty new metal roof . Virtually 100 % maintenance free exterior home. New furnace. Home has carpet & hardwood flooring! Add your personality to create a cozy home! Perfect starter home or downsizing home!

15. 2021-01-04
    status Pending
16. 2021-01-04
    historical
17. 2020-11-13
    price $44,995
18. 2020-09-15
    listed $49,950 Active
19. 2018-06-29
    soldstatus $30,000 Closed
20. 2018-05-31
    status Pending
21. 2018-05-07
    listed $30,000 Active
22. 2016-10-13
    historical
23. 2016-06-28
    price $39,000
24. 2016-04-15
    listed $42,000 Active
25. 2016-03-11
    historical
26. 2015-10-27
    price $49,000
27. 2015-09-11
    listed $59,900 Active
28. 2007-02-16
    soldstatus $29,000
29. 2007-02-15
    soldstatus $28,615
30. 2006-12-29
    historical
31. 2006-12-12
    listed $34,500

ⓘ 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: $651 · $54/mo
• Projected year-2 tax: $801 · $67/mo
• Expected delta: +$150/yr (+$12/mo · 23.0%)

ⓘ 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: $11,738
• − Mortgage interest: −$4,985
• − Property taxes: −$651
• − Insurance: −$445
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$2,589
• Taxable income: $1,190
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $2,291/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

+158.0% since first listed

31 events — show timeline

• 2026-05-01 Pending — MLS Technology, Inc.
• 2026-04-27 Price Changed $89,000 MLS Technology, Inc.
• 2026-04-24 Relisted — MLS Technology, Inc.
• 2026-04-14 Pending — MLS Technology, Inc.
• 2026-04-03 Price Changed $95,000 MLS Technology, Inc.
• 2026-03-27 Price Changed $99,000 MLS Technology, Inc.
• 2026-02-16 Price Changed $99,975 MLS Technology, Inc.
• 2026-01-21 Price Changed $104,250 MLS Technology, Inc.
• 2025-12-17 Price Changed $104,750 MLS Technology, Inc.
• 2025-11-18 Price Changed $109,750 MLS Technology, Inc.
• 2025-10-30 Listed $114,750 MLS Technology, Inc.
• 2022-02-08 Sold (MLS) $37,000 MLS Technology, Inc.
• 2021-03-29 Listing Removed — MLS Technology, Inc.
• 2021-03-23 Listed $40,000 MLS Technology, Inc.
• 2021-01-04 Pending — MLS Technology, Inc.
• 2021-01-04 Listing Removed — MLS Technology, Inc.
• 2020-11-13 Price Changed $44,995 MLS Technology, Inc.
• 2020-09-15 Listed $49,950 MLS Technology, Inc.
• 2018-06-29 Sold (MLS) $30,000 MLS Technology, Inc.
• 2018-05-31 Pending — MLS Technology, Inc.
• 2018-05-07 Listed $30,000 MLS Technology, Inc.
• 2016-10-13 Listing Removed — MLS Technology, Inc.
• 2016-06-28 Price Changed $39,000 MLS Technology, Inc.
• 2016-04-15 Listed $42,000 MLS Technology, Inc.
• 2016-03-11 Listing Removed — MLS Technology, Inc.
• 2015-10-27 Price Changed $49,000 MLS Technology, Inc.
• 2015-09-11 Listed $59,900 MLS Technology, Inc.
• 2007-02-16 Sold (Public Records) $29,000 Public Records
• 2007-02-15 Sold (MLS) $28,615 MLS Technology, Inc.
• 2006-12-29 Listing Removed — MLS Technology, Inc.
• 2006-12-12 Listed $34,500 MLS Technology, Inc.

Property tax history

+4.7%/yr

Latest (2025): $651 · -1.5% YoY. Source: county tax records.