312 S 14th St · Clinton, OK 73601

$59,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 53 Days on market

Built 1930 7,131 sqft lot Est $70k · 14% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +13.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Welcome to 312 S 14th Street in Clinton, OK — a beautifully updated home that’s move-in ready! This property has been refreshed throughout with modern paint, updated flooring, and stylish improvements to both the kitchen and bathrooms, creating a clean and inviting feel from the moment you step inside. The kitchen stands out with its sleek gray cabinetry paired perfectly with a black freestanding range, offering a contemporary look and functional space for everyday cooking. Both bathrooms have been updated to reflect today’s trends, adding comfort and style. You’ll also appreciate the convenience of an interior utility room, making laundry and household tasks easier

Key facts

• Sleek gray cabinetry
• Updated flooring
• 7,131 sq ft lot

Tags

• UPDATED FLOORING
• INTERIOR UTILITY ROOM
• SLEEK GRAY CABINETRY
• BLACK FREESTANDING RANGE

Property features AI

Finance

• Other: Assessor-reported living area; Located in Clinton Broadway Heights addition
• Financial info: Assumability unknown; Loan qualification unknown
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Security: Storm shelter
• Home design: Single-family residence; One-story; Existing property
• Construction: Frame construction; Composition roof; Conventional foundation; Built prior to or in 2026
• Exterior features: Covered porch; Interior lot

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One living area; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($930 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 $414 of loan paydown is wiped out by about $1k 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $45k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 1.55% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.88%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $69,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Wise Ave	0.14mi	3/1.0 (+1)	1,018 (+1%)	7mo	$62,300	$61	81
1401 Dunn Ave	0.40mi	2/1.0	1,008 (0%)	1mo	$70,000	$69	80
616 S 11th St	0.34mi	3/1.0 (+1)	1,008 (0%)	6mo	$60,000	$60	74
1012 Orient Ave	0.40mi	3/1.0 (+1)	996 (-1%)	1mo	$92,000	$92	73
406 S 18th St	0.30mi	2/1.0	904 (-10%)	6mo	$110,000	$122	64
512 N 15th St	0.50mi	3/1.0 (+1)	984 (-2%)	5mo	$8,000	$8	63
527 S 11th St	0.32mi	2/1.0	891 (-12%)	6mo	$60,000	$67	61
508 S 5th St	0.64mi	2/1.0	958 (-5%)	3mo	$113,000	$118	59
524 S 8th St	0.46mi	3/1.0 (+1)	956 (-5%)	8mo	$47,000	$49	58
1510 Orient Ave	0.33mi	2/1.0	875 (-13%)	8mo	$50,000	$57	56
421 S 19th St	0.35mi	3/1.0 (+1)	1,119 (+11%)	10mo	$124,900	$112	52
1300 Wells Ave	0.71mi	3/1.5 (+1)	1,036 (+3%)	7mo	$114,000	$110	50

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: 21.0%
• Equity multiple: 1.89×
• Total profit: $14,935
• Equity at exit: $10,650

10-year hold

• IRR: 28.3%
• Equity multiple: 3.63×
• Total profit: $44,038
• Equity at exit: $8,181

Cash invested: $16,772 (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: 5.4×

Monthly cashflow live

• Estimated rent: $930 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $362

Break-even live

Break-even rent $472

Max offer price $59,900

Occupancy floor 56%

Sensitivity live

Price	-10% $396	-5% $379	+0% $362	+5% $345	+10% $328
Rent	-10% $288	-5% $325	+0% $362	+5% $398	+10% $435
Rate	-1.0pp $392	-0.5pp $377	base $362	+0.5pp $346	+1.0pp $330

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-18
   status Pending
2. 2026-03-26
   listed $59,900 Active
3. 2024-12-04
   historical
4. 2024-12-03
   status Active
5. 2024-11-28
   historical
6. 2024-10-31
   price $85,000
7. 2024-09-16
   listed $95,000 Active
8. 2021-12-15
   soldstatus $45,000
9. 2021-11-16
   historical
10. 2021-08-18
    price $59,900
11. 2021-07-19
    price $65,000
12. 2021-06-17
    price $68,000
13. 2021-06-17
    listed $65,000 Active
14. 2019-04-24
    soldstatus $33,000
15. 2019-04-24
    soldstatus $33,000
16. 2018-09-29
    listed $49,000
17. 2006-07-05
    soldstatus $29,500
18. 2001-01-25
    soldstatus $25,500

ⓘ 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: $408 · $34/mo
• Projected year-2 tax: $539 · $45/mo
• Expected delta: +$131/yr (+$11/mo · 32.1%)

ⓘ 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 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: $11,161
• − Mortgage interest: −$3,355
• − Property taxes: −$408
• − Insurance: −$300
• − Repairs & maintenance: −$893
• − Management: −$893
• − Depreciation: −$1,743
• Taxable income: $3,570
• Est. tax owed @ 24.0%: −$857
• After-tax cash flow: $3,484/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

+134.9% since first listed

18 events — show timeline

• 2026-05-18 Pending — MLSOK
• 2026-03-26 Listed $59,900 MLSOK
• 2024-12-04 Listing Removed — MLSOK
• 2024-12-03 Relisted — MLSOK
• 2024-11-28 Listing Removed — MLSOK
• 2024-10-31 Price Changed $85,000 MLSOK
• 2024-09-16 Listed $95,000 MLSOK
• 2021-12-15 Sold (Public Records) $45,000 Public Records
• 2021-11-16 Listing Removed — MLSOK
• 2021-08-18 Price Changed $59,900 MLSOK
• 2021-07-19 Price Changed $65,000 MLSOK
• 2021-06-17 Price Changed $68,000 MLSOK
• 2021-06-17 Listed $65,000 MLSOK
• 2019-04-24 Sold (Public Records) $33,000 Public Records
• 2019-04-24 Sold (MLS) $33,000 MLSOK
• 2018-09-29 Listed $49,000 MLSOK
• 2006-07-05 Sold (Public Records) $29,500 Public Records
• 2001-01-25 Sold (Public Records) $25,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $408 · +2.8% YoY. Source: county tax records.