1500 Oak Ave · Clinton, OK 73601

$155,000

3 bd · 2.0 ba · 1,793 sqft · SingleFamily public records · 11 Days on market

Built 1950 6,521 sqft lot Est $167k · 7% under

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Why this score? — see what drove the D 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 +13.2/30.0
• ARV discount +10.7/15.0
• DSCR +3.9/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Very cute 3 bed 2 full bath home with a large kitchen including built-ins double ovens nice large pantry, large utility room with sink, extra storage room. Extra large master bedroom, safe room built in the back yard nice large metal storage bldg fenced in back yard with covered patio BRAND NEW ROOF AND CENTRAL HEATING AND AIR home sits on a corner lot.

Key facts

• Generous pantry
• Oversized kitchen
• Large laundry room

Tags

• OVERSIZED KITCHEN
• GENEROUS PANTRY
• LARGE LAUNDRY ROOM
• FENCED-IN BACKYARD
• STORM SHELTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-4 ($-50/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (21.3% below list).
• Recommended offer: $122k (21.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#196 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime D+, amenities F, commute F.
• Clinton (town): math 21% / reading 23% proficiency, ranked #149 of 270 in OK (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Southwest Es (math 20% / reading 14%, grade F, #540 of 845 statewide, top 68%, 468 students, 0% FRL); Clinton Hs (math 8% / reading 22%, grade F, #332 of 447 statewide, top 78%, 629 students, 0% FRL) — zoned schools average 0% FRL vs 67% district-wide (67 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 77 active listings in the ZIP; 28 units permitted in Custer County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Custer County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y ago 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.
• Current owner paid $60k; list at $155k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,009 (21.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $166,749
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1413 Park Ave	0.09mi	3/2.0	1,669 (-7%)	3mo	$149,900	$90	82
920 Sherwood Rd	0.21mi	2/2.0 (-1)	1,768 (-1%)	7mo	$165,000	$93	77
336 S 15th St	0.23mi	4/2.0 (+1)	1,860 (+4%)	3mo	$70,000	$38	76
701 S 18th St	0.23mi	3/2.0	1,692 (-6%)	7mo	$109,000	$64	74
1101 S Wilson Ave	0.35mi	3/1.5	1,724 (-4%)	12mo	$140,000	$81	65
418 S 17th St	0.20mi	3/2.0	1,543 (-14%)	6mo	$134,000	$87	62
1204 Camelot Dr	0.43mi	3/2.0	1,556 (-13%)	4mo	$224,000	$144	54
1108 S 13th St	0.40mi	3/2.0	1,524 (-15%)	4mo	$142,500	$94	53
320 S 13th St	0.30mi	4/2.0 (+1)	1,556 (-13%)	10mo	$142,000	$91	51
304 S 23rd St	0.63mi	3/2.0	1,650 (-8%)	10mo	$155,000	$94	49
3 Peterson Dr	0.72mi	3/2.0	1,592 (-11%)	3mo	$196,250	$123	45
1302 Redstone Dr	0.43mi	3/2.0	1,586 (-12%)	20mo	$153,000	$96	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.51×
• Total profit: $-21,248
• Equity at exit: $27,560

10-year hold

• IRR: -4.8%
• Equity multiple: 0.65×
• Total profit: $-15,369
• Equity at exit: $21,170

Cash invested: $43,400 (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 73601

• Home prices YoY: -1.0%
• Active inventory: 77
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,220 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-4

Break-even live

Break-even rent $1,225

Max offer price $154,257

Occupancy floor 95%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-04-09
   listed $155,000 Active
3. 2020-12-07
   soldstatus $60,000
4. 2019-01-15
   soldstatus $69,100
5. 2013-01-23
   soldstatus $76,000 355-char remark

   Show marketing remark (355 chars)

   Very cute 3 bed 2 full bath home with a large kitchen including built-ins double ovens nice large pantry, large utility room with sink, extra storage room. Extra large master bedroom, safe room built in the back yard nice large metal storage bldg fenced in back yard with covered patio BRAND NEW ROOF AND CENTRAL HEATING AND AIR home sits on a corner lot.

6. 2013-01-23
   soldstatus $76,000

   Show marketing remark (355 chars)

   Very cute 3 bed 2 full bath home with a large kitchen including built-ins double ovens nice large pantry, large utility room with sink, extra storage room. Extra large master bedroom, safe room built in the back yard nice large metal storage bldg fenced in back yard with covered patio BRAND NEW ROOF AND CENTRAL HEATING AND AIR home sits on a corner lot.

7. 2012-12-03
   listed $78,900 355-char remark

   Show marketing remark (355 chars)

   Very cute 3 bed 2 full bath home with a large kitchen including built-ins double ovens nice large pantry, large utility room with sink, extra storage room. Extra large master bedroom, safe room built in the back yard nice large metal storage bldg fenced in back yard with covered patio BRAND NEW ROOF AND CENTRAL HEATING AND AIR home sits on a corner lot.

ⓘ 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: $1,088 · $91/mo
• Projected year-2 tax: $1,395 · $116/mo
• Expected delta: +$307/yr (+$26/mo · 28.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,641
• − Mortgage interest: −$8,682
• − Property taxes: −$1,088
• − Insurance: −$775
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$4,509
• Taxable loss: −$2,756
• Est. tax savings @ 24.0%: +$661
• After-tax cash flow: $611/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: Clinton
• NCES district ID: 4008070
• Math proficiency: 21% ▼ -7.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $43,693
• Composite: 18.97/100
• National rank: #8853
• State rank: #149 of 270 in OK

Livability — Clinton

• Score: 63/100
• State rank: #196
• US rank: #14999

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, OK
• Population (ZIP): 9,489

Population outlook (Custer County) Hauer SSP2

• Today (2025): 34,356 people
• By 2030: 37,162 · +8.2%
• By 2040: 43,354 · +26.2%
• By 2050: 50,458 · +46.9%
• By 2075: 71,075 · +106.9%
• By 2100: 91,129 · +165.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 52% Hispanic / Latino 34% Two or more races 17% Native American 5% Black 5%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Slovak 1% Lithuanian 1% Scottish 1%
• Foreign-born: 9% · Canada
• Languages at home: 76% English-only · Spanish 23% Chinese 1%

Political lean MEDSL · Custer

• 2024 margin: Solid R (+53.2) · D 22.4% · R 75.7% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: -49.3pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+53.2 2016: R+54.3 2012: R+51.9 2008: R+49.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.36%
• Current HPI: 244.5526
• 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

+96.5% since first listed

7 events — show timeline

• 2026-04-22 Pending — MLSOK
• 2026-04-09 Listed $155,000 MLSOK
• 2020-12-07 Sold (Public Records) $60,000 Public Records
• 2019-01-15 Sold (Public Records) $69,100 Public Records
• 2013-01-23 Sold (Public Records) $76,000 Public Records
• 2013-01-23 Sold (MLS) $76,000 MLSOK
• 2012-12-03 Listed $78,900 MLSOK

Property tax history

+3.5%/yr

Latest (2025): $1,088 · +2.5% YoY. Source: county tax records.