509 S Price Ave · Hominy, OK 74035

$115,000

3 bd · 2.0 ba · 1,716 sqft · SingleFamily public records · 16 Days on market

Built 1935 10,500 sqft lot Est $118k · at est.

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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 +25.1/30.0
• ARV discount +8.8/15.0
• DSCR +8.2/10.0
• 1% rule +5.5/10.0
• 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

Charming 3 Bed, 1 Bath Home. USDA $0 down Eligible! . The home has updated plumbing, updated electrical, a newer roof, new windows, new gas stove & new furnace. This home also offers a covered front porch, a detached, single car garage & fully fenced yard! Small town living located 10 minutes from Skiatook Lake and 20 minutes to Osage Nation main campus.

Key facts

• Covered front porch
• New furnace
• Newer roof

Tags

• NEWER ROOF
• NEW WINDOWS
• NEW GAS STOVE
• NEW FURNACE
• COVERED FRONT PORCH
• DETACHED SINGLE CAR GARAGE

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Sidewalks in the community

Exterior

• Parking: Detached garage; 1-car garage
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Crawlspace foundation
• Construction: Vinyl siding with wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Gravel driveway; Chain link fencing

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Multiple first-floor bedrooms, including a master bedroom with private bath; Additional bedrooms on the first floor without attached baths
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: Master full bathroom on the first floor; Hall full bathroom on the first floor
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vinyl windows; Accessible entrance; Laminate countertops; Ceiling fan(s); Gas range/oven connections; Other interior features
• Laundry & utility: Inside utility room on the first floor; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% 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 $957 of equity ($795 loan paydown + $162 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $115k implies a 283% 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — 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: 1.05% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $118,404
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 S Brown Ave	0.48mi	3/2.0	1,800 (+5%)	14mo	$125,000	$69	58

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: 8.7%
• Equity multiple: 1.42×
• Total profit: $13,559
• Equity at exit: $34,207

10-year hold

• IRR: 13.6%
• Equity multiple: 2.50×
• Total profit: $48,451
• Equity at exit: $41,775

Cash invested: $32,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $254

Break-even live

Break-even rent $881

Max offer price $115,000

Occupancy floor 74%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-20
   status Pending
2. 2026-05-04
   listed $115,000 Active
3. 2001-05-10
   soldstatus $30,000
4. 1997-07-08
   soldstatus $12,500

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$499/yr (+$42/mo · 93.1%)

ⓘ 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: $14,431
• − Mortgage interest: −$6,442
• − Property taxes: −$536
• − Insurance: −$575
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$3,345
• Taxable income: $1,223
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $2,759/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

+820.0% since first listed

4 events — show timeline

• 2026-05-20 Pending — MLS Technology, Inc.
• 2026-05-04 Listed $115,000 MLS Technology, Inc.
• 2001-05-10 Sold (Public Records) $30,000 Public Records
• 1997-07-08 Sold (Public Records) $12,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $536 · +4.3% YoY. Source: county tax records.