202 N Regan Ave · Hominy, OK 74035

$95,000

2 bd · 1.0 ba · 809 sqft · SingleFamily public records · 3 Days on market

Built 1930

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +5.1/10.0
• 1% rule +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Welcome to 202 N Regan Ave Hominy Oklahoma! This charming home offers a great opportunity for first time buyers, investors, or anyone looking for small town living with convenient access to local schools, shopping, and community amenities. Situated on a spacious lot, the property features comfortable living areas, functional floor plan, and plenty of potential to make it your own. The yard provides room for outdoor entertaining, gardening, pets, or future improvements. Conveniently located near downtown Hominy and just minutes from Highway 9, this home combines affordability, convenience, and opportunity. Whether you are looking for a primary residence, rental property, or investment opport

Key facts

• Outdoor entertaining
• Community amenities
• Convenient access

Tags

• SPACIOUS LOT
• OUTDOOR ENTERTAINING
• LOCAL SCHOOLS
• COMMUNITY AMENITIES
• CONVENIENT ACCESS
• NEAR DOWNTOWN HOMINY

Property features AI

Finance

• Other: Property type: Residential, single-family residence; Lot size: 2 acres; Public maintained road; Located on a corner lot in the O.T. Hominy subdivision

Exterior

• Parking: One covered parking space; Concrete parking surface
• Utilities: Public water; Electricity available; Water available
• Home design: Single-family house; One story
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Covered patio/porch; Chain link fencing; Cleared, corner lot

Interior

• Kitchen: Range; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Storage
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $119 ($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 $85k (10.2% below list).
• Recommended offer: $85k (10.2% below list) — sets the bar for 1% rule.

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 $791 of equity ($657 loan paydown + $134 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $85,334 (10.2% below list)

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: 0.90% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $30,742
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 W 4th St	0.42mi	2/1.0	764 (-6%)	9mo	$118,000	$154	64
113 S Division Ave	0.46mi	2/2.0	924 (+14%)	10mo	$29,500	$32	42
701 Pettit Ave	0.50mi	2/1.0	924 (+14%)	15mo	$35,000	$38	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: 4.2%
• Equity multiple: 1.20×
• Total profit: $5,396
• Equity at exit: $28,258

10-year hold

• IRR: 9.3%
• Equity multiple: 2.03×
• Total profit: $27,455
• Equity at exit: $34,509

Cash invested: $26,600 (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: 9.3×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$17 /mo · $206/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $119

Break-even live

Break-even rent $702

Max offer price $95,000

Occupancy floor 81%

Sensitivity live

Price	-10% $173	-5% $146	+0% $119	+5% $92	+10% $-48
Rent	-10% $52	-5% $85	+0% $119	+5% $153	+10% $187
Rate	-1.0pp $167	-0.5pp $143	base $119	+0.5pp $95	+1.0pp $70

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $95,000 Active 3 DOM
2. 2026-06-21
   days on market $95,000 Active 2 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $95,000 Active 1 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: $206 · $17/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$649/yr (+$54/mo · 315.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $10,240
• − Mortgage interest: −$5,321
• − Property taxes: −$206
• − Insurance: −$475
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$2,764
• Taxable loss: −$164
• Est. tax savings @ 24.0%: +$39
• 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

1 event — show timeline

• 2026-06-17 Listed $95,000 WRVBOR

Property tax history

+0.9%/yr

Latest (2025): $206 · +2.5% YoY. Source: county tax records.