712 Santa Fe Dr · Clinton, OK 73601

$114,000

3 bd · 1.0 ba · 1,222 sqft · SingleFamily public records · 78 Days on market

Built 1960 6,530 sqft 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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• 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 this well-maintained, move-in ready home offering 1,222 square feet of comfortable living space. This charming property features 3 bedrooms and 1.5 baths, along with a spacious living room, cozy den, and a dedicated dining area—perfect for both everyday living and entertaining. The home showcases beautiful hardwood and wood laminate flooring throughout, creating a warm and cohesive feel. The kitchen comes fully equipped with a refrigerator, stove, dishwasher, and microwave, making it truly ready for its next owner. Enjoy an abundance of natural light streaming through custom blinds, complemented by updated light fixtures that add a modern touch. Step outside to a fully fenc

Key facts

• 6,530 sq ft lot
• Built 1960
• Listed 78 days

Property features AI

Finance

• Other: Existing property; Homestead exemption claimed
• Financial info: Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking
• Utilities: Electricity available
• Home design: Single family residence; One-level home; Faces east
• Construction: Brick and frame construction; Composition roof (replaced/updated 2016); Conventional foundation
• Exterior features: Covered porch; Outbuildings; Wood fencing; Corner lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Water heater
• Bedrooms: 3 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $182 ($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 $113k (0.9% below list).
• Recommended offer: $107k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.1% 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 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 $788 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 78 days — a 6% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $114k implies a 315% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $107,160 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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?
6. 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?
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: 0.99% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $59,878
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 N 8th St	0.35mi	2/2.0 (-1)	1,246 (+2%)	2mo	$89,000	$71	70
625 Santa Fe Dr	0.08mi	3/1.0	1,056 (-14%)	18mo	$85,000	$80	58
301 N 8th St	0.39mi	2/2.0 (-1)	1,280 (+5%)	22mo	$11,000	$9	46
1803 Orient	0.68mi	3/1.0	1,169 (-4%)	23mo	$31,000	$27	42
1025 Court	0.70mi	2/1.0 (-1)	1,128 (-8%)	11mo	$55,500	$49	41
604 N 3rd St	0.50mi	4/2.0 (+1)	1,404 (+15%)	4mo	$45,000	$32	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: -3.0%
• Equity multiple: 0.88×
• Total profit: $-3,809
• Equity at exit: $20,270

10-year hold

• IRR: 5.5%
• Equity multiple: 1.45×
• Total profit: $14,212
• Equity at exit: $15,570

Cash invested: $31,920 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $182

Break-even live

Break-even rent $899

Max offer price $114,000

Occupancy floor 79%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $114,000 Active 78 DOM
2. 2026-06-17
   days on market $114,000 Active 77 DOM
3. 2026-06-16
   days on market $114,000 Active 76 DOM
4. 2026-06-15
   days on market $114,000 Active 75 DOM
5. 2026-06-13
   pricedays on market $114,000 Active 73 DOM
6. 2026-06-12
   days on market $119,700 Active 72 DOM
7. 2026-06-09
   days on market $119,700 Active 69 DOM
8. 2026-06-08
   days on market $119,700 Active 68 DOM
9. 2026-06-08
   days on market $119,700 Active 67 DOM
10. 2026-06-07
    days on market $119,700 Active 66 DOM
11. 2026-06-04
    days on market $119,700 Active 63 DOM
12. 2026-06-02
    days on market $119,700 Active 62 DOM
13. 2026-06-01
    days on market $119,700 Active 61 DOM
14. 2026-05-31
    days on market $119,700 Active 60 DOM
15. 2026-03-27
    listed $119,700 Active
16. 1998-05-11
    soldstatus $27,500

ⓘ 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: $775 · $65/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$251/yr (+$21/mo · 32.4%)

ⓘ 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 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: $13,555
• − Mortgage interest: −$6,386
• − Property taxes: −$775
• − Insurance: −$570
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$3,316
• Taxable income: $339
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $2,108/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

+335.3% since first listed

2 events — show timeline

• 2026-03-27 Listed $119,700 MLSOK
• 1998-05-11 Sold (Public Records) $27,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $775 · +2.5% YoY. Source: county tax records.