220 E Sullivan Rd · Mulhall, OK 73063

$150,000

4 bd · 2.0 ba · 2,979 sqft · SingleFamily public records · 80 Days on market

Built 1900 0.25 ac lot

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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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Appreciation +4.8/10.0
• Schools +4.5/10.0
• 1% rule +3.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 4 bedroom 2 bath home is very spacious. Nestled on a large corner lot in the nice, quite town on Mulhall. Featuring 2 bedrooms upstairs and 2 bedrooms downstairs, with lots of storage throughout. The master bedroom is located downstairs with a full bath attached. Great kitchen with plenty of cabinet and counter space, and a large laundry room. Being sold as-is.

Key facts

• Large corner lot
• Above-ground pool
• Oversized backyard

Tags

• LARGE CORNER LOT
• OVERSIZED BACKYARD
• ABOVE-GROUND POOL
• EASY ACCESS TO HIGHWAYS

Property features AI

Finance

• Other: Property in Mulhall addition; Manual geocode; seller-provided directions available
• Financial info: Loan qualification available; Current price listed
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; Two levels; Residential property; Existing property
• Construction: Vinyl siding; Composition roof; Combination foundation; Built (existing)
• Exterior features: Open deck; Private outdoor pool; Corner lot; Below-ground storm shelter

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Two living areas; Disposal; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/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 $132k (12.0% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#491 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D, crime F, amenities F.
• Mulhall-Orlando (rural): math 50% / reading 50% proficiency, ranked #33 of 513 in OK (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mulhall-Orlando Es (math 42% / reading 37%, grade F, #107 of 845 statewide, top 14%, 162 students, 0% FRL); Mulhall-Orlando Hs (math 75% / reading 24%, grade D+, #5 of 447 statewide, top 2%, 62 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 8 active listings in the ZIP; 102 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $519 of equity ($1k loan paydown + $-518 appreciation (-0.3% local appreciation)).
• Logan County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $150k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $132,070 (12.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1900 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.88% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.05×
• Total profit: $1,903
• Equity at exit: $40,986

10-year hold

• IRR: 6.8%
• Equity multiple: 1.71×
• Total profit: $29,693
• Equity at exit: $47,260

Cash invested: $42,000 (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 73063

• Home prices YoY: -0.2%
• Active inventory: 8
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $138

Break-even live

Break-even rent $1,146

Max offer price $150,000

Occupancy floor 85%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-13
   remarks 695-char remark
2. 2026-06-13
   statusdays on market $150,000 Pending 80 DOM
3. 2026-06-10
   days on market $150,000 Active 79 DOM
4. 2026-06-09
   days on market $150,000 Active 78 DOM
5. 2026-06-08
   days on market $150,000 Active 77 DOM
6. 2026-06-07
   days on market $150,000 Active 76 DOM
7. 2026-06-02
   days on market $150,000 Active 71 DOM
8. 2026-06-01
   days on market $150,000 Active 70 DOM
9. 2026-05-31
   days on market $150,000 Active 69 DOM
10. 2026-05-30
    days on market $150,000 Active 68 DOM
11. 2026-05-17
    price $150,000
12. 2026-04-20
    price $160,000
13. 2026-03-23
    listed $170,000 Active
14. 2019-03-15
    soldstatus $60,000
15. 2019-03-13
    soldstatus $60,000 Sold 368-char remark

    Show marketing remark (368 chars)

    This 4 bedroom 2 bath home is very spacious. Nestled on a large corner lot in the nice, quite town on Mulhall. Featuring 2 bedrooms upstairs and 2 bedrooms downstairs, with lots of storage throughout. The master bedroom is located downstairs with a full bath attached. Great kitchen with plenty of cabinet and counter space, and a large laundry room. Being sold as-is.

16. 2019-01-31
    status Pending 368-char remark

    Show marketing remark (368 chars)

    This 4 bedroom 2 bath home is very spacious. Nestled on a large corner lot in the nice, quite town on Mulhall. Featuring 2 bedrooms upstairs and 2 bedrooms downstairs, with lots of storage throughout. The master bedroom is located downstairs with a full bath attached. Great kitchen with plenty of cabinet and counter space, and a large laundry room. Being sold as-is.

17. 2018-11-26
    price $75,000 368-char remark

    Show marketing remark (368 chars)

    This 4 bedroom 2 bath home is very spacious. Nestled on a large corner lot in the nice, quite town on Mulhall. Featuring 2 bedrooms upstairs and 2 bedrooms downstairs, with lots of storage throughout. The master bedroom is located downstairs with a full bath attached. Great kitchen with plenty of cabinet and counter space, and a large laundry room. Being sold as-is.

18. 2018-10-22
    price $89,000 368-char remark

    Show marketing remark (368 chars)

    This 4 bedroom 2 bath home is very spacious. Nestled on a large corner lot in the nice, quite town on Mulhall. Featuring 2 bedrooms upstairs and 2 bedrooms downstairs, with lots of storage throughout. The master bedroom is located downstairs with a full bath attached. Great kitchen with plenty of cabinet and counter space, and a large laundry room. Being sold as-is.

19. 2018-09-26
    listed $99,000 Active 368-char remark

    Show marketing remark (368 chars)

    This 4 bedroom 2 bath home is very spacious. Nestled on a large corner lot in the nice, quite town on Mulhall. Featuring 2 bedrooms upstairs and 2 bedrooms downstairs, with lots of storage throughout. The master bedroom is located downstairs with a full bath attached. Great kitchen with plenty of cabinet and counter space, and a large laundry room. Being sold as-is.

20. 2018-03-22
    soldstatus $47,000 Sold 615-char remark

    Show marketing remark (615 chars)

    **PRICE REDUCED**This is a very spacious 4 bed 2 bath frame home on a very large corner lot in the nice, quiet town of Mulhall, OK. Great floor plan with lots of storage throughout! 2 beds upstairs and 2 down. Master downstairs with en suite full master bath. 2 closets in 2nd downstairs bed. Large indoor utility room. Great kitchen with plenty of cabinet and counter space. Must see! Make an appointment for a private showing today! See attached disclosures. Buyers to verify all info, home to be sold as is. Cash or Rehab loan offers ONLY due to **Home built prior to 1978, Lead-Based paint potentially exists**

21. 2018-02-28
    status Pending 615-char remark

    Show marketing remark (615 chars)

    **PRICE REDUCED**This is a very spacious 4 bed 2 bath frame home on a very large corner lot in the nice, quiet town of Mulhall, OK. Great floor plan with lots of storage throughout! 2 beds upstairs and 2 down. Master downstairs with en suite full master bath. 2 closets in 2nd downstairs bed. Large indoor utility room. Great kitchen with plenty of cabinet and counter space. Must see! Make an appointment for a private showing today! See attached disclosures. Buyers to verify all info, home to be sold as is. Cash or Rehab loan offers ONLY due to **Home built prior to 1978, Lead-Based paint potentially exists**

22. 2018-02-02
    price $36,900 615-char remark

    Show marketing remark (615 chars)

    **PRICE REDUCED**This is a very spacious 4 bed 2 bath frame home on a very large corner lot in the nice, quiet town of Mulhall, OK. Great floor plan with lots of storage throughout! 2 beds upstairs and 2 down. Master downstairs with en suite full master bath. 2 closets in 2nd downstairs bed. Large indoor utility room. Great kitchen with plenty of cabinet and counter space. Must see! Make an appointment for a private showing today! See attached disclosures. Buyers to verify all info, home to be sold as is. Cash or Rehab loan offers ONLY due to **Home built prior to 1978, Lead-Based paint potentially exists**

23. 2018-01-23
    price $46,900 615-char remark

    Show marketing remark (615 chars)

    **PRICE REDUCED**This is a very spacious 4 bed 2 bath frame home on a very large corner lot in the nice, quiet town of Mulhall, OK. Great floor plan with lots of storage throughout! 2 beds upstairs and 2 down. Master downstairs with en suite full master bath. 2 closets in 2nd downstairs bed. Large indoor utility room. Great kitchen with plenty of cabinet and counter space. Must see! Make an appointment for a private showing today! See attached disclosures. Buyers to verify all info, home to be sold as is. Cash or Rehab loan offers ONLY due to **Home built prior to 1978, Lead-Based paint potentially exists**

24. 2018-01-09
    price $51,900 615-char remark

    Show marketing remark (615 chars)

    **PRICE REDUCED**This is a very spacious 4 bed 2 bath frame home on a very large corner lot in the nice, quiet town of Mulhall, OK. Great floor plan with lots of storage throughout! 2 beds upstairs and 2 down. Master downstairs with en suite full master bath. 2 closets in 2nd downstairs bed. Large indoor utility room. Great kitchen with plenty of cabinet and counter space. Must see! Make an appointment for a private showing today! See attached disclosures. Buyers to verify all info, home to be sold as is. Cash or Rehab loan offers ONLY due to **Home built prior to 1978, Lead-Based paint potentially exists**

25. 2017-12-27
    price $56,900 615-char remark

    Show marketing remark (615 chars)

    **PRICE REDUCED**This is a very spacious 4 bed 2 bath frame home on a very large corner lot in the nice, quiet town of Mulhall, OK. Great floor plan with lots of storage throughout! 2 beds upstairs and 2 down. Master downstairs with en suite full master bath. 2 closets in 2nd downstairs bed. Large indoor utility room. Great kitchen with plenty of cabinet and counter space. Must see! Make an appointment for a private showing today! See attached disclosures. Buyers to verify all info, home to be sold as is. Cash or Rehab loan offers ONLY due to **Home built prior to 1978, Lead-Based paint potentially exists**

26. 2017-11-29
    price $61,900 615-char remark

    Show marketing remark (615 chars)

    **PRICE REDUCED**This is a very spacious 4 bed 2 bath frame home on a very large corner lot in the nice, quiet town of Mulhall, OK. Great floor plan with lots of storage throughout! 2 beds upstairs and 2 down. Master downstairs with en suite full master bath. 2 closets in 2nd downstairs bed. Large indoor utility room. Great kitchen with plenty of cabinet and counter space. Must see! Make an appointment for a private showing today! See attached disclosures. Buyers to verify all info, home to be sold as is. Cash or Rehab loan offers ONLY due to **Home built prior to 1978, Lead-Based paint potentially exists**

27. 2017-10-25
    price $71,900 615-char remark

    Show marketing remark (615 chars)

    **PRICE REDUCED**This is a very spacious 4 bed 2 bath frame home on a very large corner lot in the nice, quiet town of Mulhall, OK. Great floor plan with lots of storage throughout! 2 beds upstairs and 2 down. Master downstairs with en suite full master bath. 2 closets in 2nd downstairs bed. Large indoor utility room. Great kitchen with plenty of cabinet and counter space. Must see! Make an appointment for a private showing today! See attached disclosures. Buyers to verify all info, home to be sold as is. Cash or Rehab loan offers ONLY due to **Home built prior to 1978, Lead-Based paint potentially exists**

28. 2017-09-27
    price $76,900 615-char remark

    Show marketing remark (615 chars)

    **PRICE REDUCED**This is a very spacious 4 bed 2 bath frame home on a very large corner lot in the nice, quiet town of Mulhall, OK. Great floor plan with lots of storage throughout! 2 beds upstairs and 2 down. Master downstairs with en suite full master bath. 2 closets in 2nd downstairs bed. Large indoor utility room. Great kitchen with plenty of cabinet and counter space. Must see! Make an appointment for a private showing today! See attached disclosures. Buyers to verify all info, home to be sold as is. Cash or Rehab loan offers ONLY due to **Home built prior to 1978, Lead-Based paint potentially exists**

29. 2017-09-14
    status Active 615-char remark

    Show marketing remark (615 chars)

    **PRICE REDUCED**This is a very spacious 4 bed 2 bath frame home on a very large corner lot in the nice, quiet town of Mulhall, OK. Great floor plan with lots of storage throughout! 2 beds upstairs and 2 down. Master downstairs with en suite full master bath. 2 closets in 2nd downstairs bed. Large indoor utility room. Great kitchen with plenty of cabinet and counter space. Must see! Make an appointment for a private showing today! See attached disclosures. Buyers to verify all info, home to be sold as is. Cash or Rehab loan offers ONLY due to **Home built prior to 1978, Lead-Based paint potentially exists**

30. 2017-09-11
    status Pending 615-char remark

    Show marketing remark (615 chars)

    **PRICE REDUCED**This is a very spacious 4 bed 2 bath frame home on a very large corner lot in the nice, quiet town of Mulhall, OK. Great floor plan with lots of storage throughout! 2 beds upstairs and 2 down. Master downstairs with en suite full master bath. 2 closets in 2nd downstairs bed. Large indoor utility room. Great kitchen with plenty of cabinet and counter space. Must see! Make an appointment for a private showing today! See attached disclosures. Buyers to verify all info, home to be sold as is. Cash or Rehab loan offers ONLY due to **Home built prior to 1978, Lead-Based paint potentially exists**

31. 2017-08-23
    listed $81,900 Active 615-char remark

    Show marketing remark (615 chars)

    **PRICE REDUCED**This is a very spacious 4 bed 2 bath frame home on a very large corner lot in the nice, quiet town of Mulhall, OK. Great floor plan with lots of storage throughout! 2 beds upstairs and 2 down. Master downstairs with en suite full master bath. 2 closets in 2nd downstairs bed. Large indoor utility room. Great kitchen with plenty of cabinet and counter space. Must see! Make an appointment for a private showing today! See attached disclosures. Buyers to verify all info, home to be sold as is. Cash or Rehab loan offers ONLY due to **Home built prior to 1978, Lead-Based paint potentially exists**

32. 2013-03-16
    historical
33. 2012-09-15
    listed $130,000
34. 2012-03-30
    historical
35. 2011-09-30
    listed $139,900
36. 2009-06-02
    historical
37. 2009-03-28
    listed $117,000
38. 2008-08-26
    soldstatus $116,000
39. 2008-08-22
    soldstatus $116,000
40. 2008-03-29
    listed $112,900

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$671/yr (+$56/mo · 98.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,848
• − Mortgage interest: −$8,402
• − Property taxes: −$679
• − Insurance: −$750
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$4,364
• Taxable loss: −$882
• Est. tax savings @ 24.0%: +$212
• After-tax cash flow: $1,864/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: Mulhall-Orlando
• NCES district ID: 4020910
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $49,851
• Composite: 44.79/100
• National rank: #5947
• State rank: #33 of 513 in OK

Livability — Mulhall

• Score: 57/100
• State rank: #491
• US rank: #22273

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mulhall, OK
• Population (ZIP): 857

Population outlook (Logan County) Hauer SSP2

• Today (2025): 55,683 people
• By 2030: 60,011 · +7.8%
• By 2040: 68,071 · +22.2%
• By 2050: 75,815 · +36.2%
• By 2075: 94,749 · +70.2%
• By 2100: 108,057 · +94.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 12% Hispanic / Latino 4% Native American 3% Asian 1%
• Common ancestry: Serbian 5% Iranian 1% German 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+49.0) · D 24.4% · R 73.5% · Other 2.1%
• 2008→2024 swing: -11.6pp toward R · 2008: -37.4pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+47.1 2016: R+49.5 2012: R+44.8 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.34%
• Current HPI: 191.9173
• 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

+32.9% since first listed

30 events — show timeline

• 2026-05-17 Price Changed $150,000 MLSOK
• 2026-04-20 Price Changed $160,000 MLSOK
• 2026-03-23 Listed $170,000 MLSOK
• 2019-03-15 Sold (Public Records) $60,000 Public Records
• 2019-03-13 Sold (MLS) $60,000 MLSOK
• 2019-01-31 Pending — MLSOK
• 2018-11-26 Price Changed $75,000 MLSOK
• 2018-10-22 Price Changed $89,000 MLSOK
• 2018-09-26 Listed $99,000 MLSOK
• 2018-03-22 Sold (MLS) $47,000 MLSOK
• 2018-02-28 Pending — MLSOK
• 2018-02-02 Price Changed $36,900 MLSOK
• 2018-01-23 Price Changed $46,900 MLSOK
• 2018-01-09 Price Changed $51,900 MLSOK
• 2017-12-27 Price Changed $56,900 MLSOK
• 2017-11-29 Price Changed $61,900 MLSOK
• 2017-10-25 Price Changed $71,900 MLSOK
• 2017-09-27 Price Changed $76,900 MLSOK
• 2017-09-14 Relisted — MLSOK
• 2017-09-11 Pending — MLSOK
• 2017-08-23 Listed $81,900 MLSOK
• 2013-03-16 Listing Removed — MLSOK
• 2012-09-15 Listed $130,000 MLSOK
• 2012-03-30 Listing Removed — MLSOK
• 2011-09-30 Listed $139,900 MLSOK
• 2009-06-02 Listing Removed — MLSOK
• 2009-03-28 Listed $117,000 MLSOK
• 2008-08-26 Sold (Public Records) $116,000 Public Records
• 2008-08-22 Sold (MLS) $116,000 MLSOK
• 2008-03-29 Listed $112,900 MLSOK

Property tax history

-0.3%/yr

Latest (2025): $679 · -0.7% YoY. Source: county tax records.