2724 S Chapman Rd · Clinton, OK 73601

$144,500

3 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 301 Days on market

Built 1950 Est $203k · 29% 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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Appreciation +3.8/10.0
• DSCR +3.6/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Discover comfortable living at this 1,652-square-foot brick home on Chapman Road in the Twin Oaks Ridge addition of Clinton, Oklahoma, this 3-bedroom, 2-bathroom home offers a bonus room, kitchen appliances, laundry room and an enclosed sunroom addition with additional area. Features include attached 2-car garage, covered porch, and private fenced backyard with storage shed - creating a solid home minutes from Clinton schools, healthcare, and city amenities.

Key facts

• Covered porch
• Kitchen appliances
• Enclosed sunroom

Tags

• BRICK HOME
• BONUS ROOM
• KITCHEN APPLIANCES
• LAUNDRY ROOM
• ENCLOSED SUNROOM
• COVERED PORCH

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, FHA or VA financing; Assumable loan: No
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete driveway; 2-car garage
• Utilities: Public utilities
• Home design: Single-family residence; One story; North-facing
• Construction: Brick construction; Composition roof; Combination foundation
• Exterior features: Covered porch; Wood fencing; Corner lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central gas heating
• Interior features: Ceiling fans throughout; Bonus room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $-30 ($-364/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (17.0% below list).
• Recommended offer: $120k (17.0% 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: 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 $999 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.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,900 (17.0% 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. It's been on market 301 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $203,196
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1553 Flint Rock Trl	0.08mi	3/2.5	1,800 (+9%)	6mo	$312,000	$173	74
41 Peterson Dr	0.37mi	3/2.0	1,709 (+4%)	10mo	$211,000	$123	68
47 Peterson Dr	0.35mi	3/2.0	1,696 (+3%)	19mo	$215,000	$127	63
3 Peterson Dr	0.65mi	3/2.0	1,592 (-4%)	3mo	$196,250	$123	61
705 S 28th St	0.60mi	3/2.0	1,547 (-6%)	2mo	$165,500	$107	60
2603 Springhill Rd	0.51mi	3/2.0	1,827 (+11%)	2mo	$225,000	$123	57
1650 Vanessa Dr	0.46mi	3/2.0	1,741 (+5%)	23mo	$250,000	$144	50
2518 Manor Way	0.53mi	3/2.0	1,485 (-10%)	22mo	$139,000	$94	40

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: -13.9%
• Equity multiple: 0.47×
• Total profit: $-21,445
• Equity at exit: $25,693

10-year hold

• IRR: -6.1%
• Equity multiple: 0.56×
• Total profit: $-17,730
• Equity at exit: $19,736

Cash invested: $40,460 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$758
• Tax from tax record: −$160 /mo · $1,915/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-30

Break-even live

Break-even rent $1,237

Max offer price $139,138

Occupancy floor 98%

Sensitivity live

Price	-10% $51	-5% $11	+0% $-30	+5% $-71	+10% $-112
Rent	-10% $-125	-5% $-78	+0% $-30	+5% $17	+10% $64
Rate	-1.0pp $42	-0.5pp $6	base $-30	+0.5pp $-68	+1.0pp $-106

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: $36,125
• Closing costs: $4,335
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-29
   status Pending
2. 2025-06-27
   listed $144,500 Active
3. 2023-04-27
   historical
4. 2022-10-21
   price $139,900
5. 2022-08-10
   price $142,900
6. 2022-05-24
   listed $147,000 Active
7. 2020-03-23
   soldstatus $164,000
8. 1993-06-04
   soldstatus $60,000

ⓘ 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: $1,915 · $160/mo
• Projected year-2 tax: $1,915 · $160/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,388
• − Mortgage interest: −$8,094
• − Property taxes: −$1,915
• − Insurance: −$722
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$4,204
• Taxable loss: −$2,849
• Est. tax savings @ 24.0%: +$684
• After-tax cash flow: $320/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

+140.8% since first listed

8 events — show timeline

• 2026-04-29 Pending — MLSOK
• 2025-06-27 Listed $144,500 MLSOK
• 2023-04-27 Listing Removed — MLSOK
• 2022-10-21 Price Changed $139,900 MLSOK
• 2022-08-10 Price Changed $142,900 MLSOK
• 2022-05-24 Listed $147,000 MLSOK
• 2020-03-23 Sold (Public Records) $164,000 Public Records
• 1993-06-04 Sold (Public Records) $60,000 Public Records

Property tax history

+16.0%/yr

Latest (2023): $1,915 · +10.6% YoY. Source: county tax records.