1105 S 13th St · Clinton, OK 73601

$109,000

3 bd · 2.0 ba · 1,272 sqft · SingleFamily public records · 4 Days on market

Built 1950 9,300 sqft lot Est $99k · 10% over

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +5.6/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• ARV discount +3.1/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bath home in Custer County, located at 1105 S 13th in Clinton, OK. Offering 1,272 square feet of comfortable living space, this home features updated flooring throughout, creating a fresh and inviting feel from the moment you walk in. Plantation shutters add both style and functionality, enhancing the home’s character and natural light. The enclosed back patio provides a versatile bonus space, previously used as a workshop—perfect for hobbies, storage, or a private retreat. Whether you’re a first-time buyer, downsizing, or looking for a solid investment, this property checks all the boxes. Priced to sell, this home offers great value a

Key facts

• Plantation shutters
• Updated flooring
• Enclosed back patio

Tags

• UPDATED FLOORING
• PLANTATION SHUTTERS
• ENCLOSED BACK PATIO

Property features AI

Finance

• Other: Located in the Clinton Wilson addition; Directions: Heading south on S 13th St, the home is on the east side of the street
• Financial info: Loan qualification available; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; One-story; Existing property
• Construction: Vinyl siding; Composition roof; Built with post-tension foundation
• Exterior features: Workshop; Infill lot; Homestead eligible

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; No fireplace; Post-tension foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Cap rate 9.0% vs local median 6.0% in Clinton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 Ms (math 32% / reading 28%, grade F, #49 of 345 statewide, top 15%, 282 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: 79 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 $754 of loan paydown is wiped out by about $3k 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.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $109k implies a 118% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,000

Questions for the listing agent

1. Built in 1950 — 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. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.66%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $99,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 S 13th St	0.00mi	3/2.0	1,272 (0%)	1mo	$100,000	$79	99
1509 Concord Ave	0.26mi	3/2.0	1,408 (+11%)	4mo	$168,000	$119	67
313 S 15th St	0.63mi	3/2.0	1,261 (-1%)	12mo	$142,000	$113	59
717 S 7th St	0.52mi	3/2.0	1,206 (-5%)	17mo	$79,900	$66	53
717 S 10th St	0.37mi	3/1.5	1,354 (+6%)	22mo	$45,000	$33	52
501 S 11th St	0.51mi	3/2.0	1,433 (+13%)	12mo	$112,000	$78	45
619 S 18th St	0.46mi	3/2.0	1,416 (+11%)	21mo	$69,300	$49	42
708 S 8th St	0.45mi	3/1.0	1,378 (+8%)	23mo	$67,100	$49	42
430 S 9th St	0.57mi	2/2.0 (-1)	1,164 (-8%)	15mo	$132,000	$113	42
1513 W Modelle Ave	0.46mi	3/1.0	1,406 (+10%)	23mo	$58,000	$41	38
421 S 19th St	0.63mi	3/1.0	1,119 (-12%)	10mo	$124,900	$112	38
1025 Court	0.62mi	2/1.0 (-1)	1,128 (-11%)	11mo	$55,500	$49	34

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $890
• Equity at exit: $19,381

10-year hold

• IRR: 9.2%
• Equity multiple: 1.77×
• Total profit: $23,356
• Equity at exit: $14,887

Cash invested: $30,520 (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: 79
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$52 /mo · $618/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $246

Break-even live

Break-even rent $846

Max offer price $109,000

Occupancy floor 74%

Sensitivity live

Price	-10% $307	-5% $277	+0% $246	+5% $215	+10% $184
Rent	-10% $154	-5% $200	+0% $246	+5% $291	+10% $337
Rate	-1.0pp $301	-0.5pp $273	base $246	+0.5pp $217	+1.0pp $189

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-05
   status Pending
2. 2026-05-01
   listed $109,000 Active
3. 2023-07-03
   soldstatus $50,000

ⓘ 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: $618 · $52/mo
• Projected year-2 tax: $981 · $82/mo
• Expected delta: +$363/yr (+$30/mo · 58.7%)

ⓘ 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) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 21 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: $13,886
• − Mortgage interest: −$6,106
• − Property taxes: −$618
• − Insurance: −$545
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$3,171
• Taxable income: $1,225
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $2,654/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

+118.0% since first listed

3 events — show timeline

• 2026-05-05 Pending — MLSOK
• 2026-05-01 Listed $109,000 MLSOK
• 2023-07-03 Sold (Public Records) $50,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $618 · +2.7% YoY. Source: county tax records.