217 S 17th St · Clinton, OK 73601

$95,000

2 bd · 1.0 ba · 990 sqft · SingleFamily public records · 25 Days on market

Built 1950 7,000 sqft lot Est $66k · 43% over

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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 +18.3/30.0
• DSCR +5.7/10.0
• 1% rule +4.3/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

SUPER NICE 2 BED 1 BATH IN AN ESTABLISHED NEIGHBORHOOD IN CLINTON, OK. PRIDE OF OWNERSHIP SHOWS BY THE WAY THIS HOME HAS BEEN TAKEN CARE OF. NICE SIZED KITCHEN WITH AMPLE STORAGE. OPEN FLOORPLAN. WASHER AND DRYER STAY WITH THE HOME. CALL TODAY FOR YOUR OWN PRIVATE SHOWING.

Key facts

• Open floor plan
• Attached carport
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• OPEN FLOOR PLAN
• LARGE BACKYARD
• UNDERGROUND STORM SHELTER
• ATTACHED CARPORT
• ADJACENT OPEN CORNER LOT

Property features AI

Finance

• Other: Lot characterized as 'Other'; Approximately 0.16 acre lot; Living area reported as 998 (source: assessor)
• Financial info: Active listing
• HOA & community: No mandatory association dues

Exterior

• Home design: Single-family residence; One-level home; Residential property
• Construction: Brick construction; Shingle roof (replaced/updated 2024); Slab foundation
• Exterior features: Covered patio; Exterior storage; Below-ground storm shelter

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: No fireplace; No study; In-law plan not present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $89k (6.7% below list).
• Recommended offer: $89k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 6.0% in Clinton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Nance Es (430 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 $657 of loan paydown is wiped out by about $2k 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 25 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $77k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $88,641 (6.7% below list)

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. 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?
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: 0.93% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $66,330
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1401 Dunn Ave	0.38mi	2/1.0	1,008 (+2%)	1mo	$70,000	$69	78
406 S 18th St	0.20mi	2/1.0	904 (-9%)	6mo	$110,000	$122	71
1012 Orient Ave	0.51mi	3/1.0 (+1)	996 (+1%)	1mo	$92,000	$92	69
418 Wise Ave	0.33mi	3/1.0 (+1)	1,018 (+3%)	7mo	$62,300	$61	69
512 N 15th St	0.44mi	3/1.0 (+1)	984 (-1%)	5mo	$8,000	$8	69
616 S 11th St	0.52mi	3/1.0 (+1)	1,008 (+2%)	6mo	$60,000	$60	63
1510 Orient Ave	0.25mi	2/1.0	875 (-12%)	8mo	$50,000	$57	62
527 S 11th St	0.50mi	2/1.0	891 (-10%)	6mo	$60,000	$67	55
421 S 19th St	0.24mi	3/1.0 (+1)	1,119 (+13%)	10mo	$124,900	$112	53
524 S 8th St	0.66mi	3/1.0 (+1)	956 (-3%)	8mo	$47,000	$49	52
1316 W Modelle Ave	0.37mi	2/1.0	852 (-14%)	10mo	$49,500	$58	52
1300 Wells Ave	0.69mi	3/1.5 (+1)	1,036 (+5%)	7mo	$114,000	$110	47

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: -7.0%
• Equity multiple: 0.73×
• Total profit: $-7,304
• Equity at exit: $16,891

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $2,964
• Equity at exit: $12,975

Cash invested: $26,600 (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: 8.9×

Monthly cashflow live

• Estimated rent: $886 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$76 /mo · $906/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $87

Break-even live

Break-even rent $776

Max offer price $95,000

Occupancy floor 85%

Sensitivity live

Price	-10% $141	-5% $114	+0% $87	+5% $60	+10% $33
Rent	-10% $17	-5% $52	+0% $87	+5% $122	+10% $157
Rate	-1.0pp $135	-0.5pp $111	base $87	+0.5pp $62	+1.0pp $37

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $95,000 Active 25 DOM
2. 2026-06-21
   days on market $95,000 Active 24 DOM
3. 2026-06-18
   days on market $95,000 Active 22 DOM
4. 2026-06-17
   days on market $95,000 Active 21 DOM
5. 2026-06-16
   days on market $95,000 Active 20 DOM
6. 2026-06-16
   status $95,000 Active 19 DOM
7. 2026-06-07
   statusdays on market $95,000 Pending 19 DOM
8. 2026-06-04
   days on market $95,000 Active 17 DOM
9. 2026-06-02
   days on market $95,000 Active 16 DOM
10. 2026-06-01
    days on market $95,000 Active 15 DOM
11. 2026-05-31
    days on market $95,000 Active 14 DOM
12. 2026-05-17
    listed $95,000 Active
13. 2023-05-05
    soldstatus $77,000
14. 2023-04-28
    soldstatus $67,000 Closed 278-char remark

    Show marketing remark (278 chars)

    SUPER NICE 2 BED 1 BATH IN AN ESTABLISHED NEIGHBORHOOD IN CLINTON, OK. PRIDE OF OWNERSHIP SHOWS BY THE WAY THIS HOME HAS BEEN TAKEN CARE OF. NICE SIZED KITCHEN WITH AMPLE STORAGE. OPEN FLOORPLAN. WASHER AND DRYER STAY WITH THE HOME. CALL TODAY FOR YOUR OWN PRIVATE SHOWING.

15. 2023-03-28
    status Pending 278-char remark

    Show marketing remark (278 chars)

    SUPER NICE 2 BED 1 BATH IN AN ESTABLISHED NEIGHBORHOOD IN CLINTON, OK. PRIDE OF OWNERSHIP SHOWS BY THE WAY THIS HOME HAS BEEN TAKEN CARE OF. NICE SIZED KITCHEN WITH AMPLE STORAGE. OPEN FLOORPLAN. WASHER AND DRYER STAY WITH THE HOME. CALL TODAY FOR YOUR OWN PRIVATE SHOWING.

16. 2023-03-23
    status Active 278-char remark

    Show marketing remark (278 chars)

    SUPER NICE 2 BED 1 BATH IN AN ESTABLISHED NEIGHBORHOOD IN CLINTON, OK. PRIDE OF OWNERSHIP SHOWS BY THE WAY THIS HOME HAS BEEN TAKEN CARE OF. NICE SIZED KITCHEN WITH AMPLE STORAGE. OPEN FLOORPLAN. WASHER AND DRYER STAY WITH THE HOME. CALL TODAY FOR YOUR OWN PRIVATE SHOWING.

17. 2023-03-08
    status Pending 278-char remark

    Show marketing remark (278 chars)

    SUPER NICE 2 BED 1 BATH IN AN ESTABLISHED NEIGHBORHOOD IN CLINTON, OK. PRIDE OF OWNERSHIP SHOWS BY THE WAY THIS HOME HAS BEEN TAKEN CARE OF. NICE SIZED KITCHEN WITH AMPLE STORAGE. OPEN FLOORPLAN. WASHER AND DRYER STAY WITH THE HOME. CALL TODAY FOR YOUR OWN PRIVATE SHOWING.

18. 2023-02-27
    listed $79,900 Active 278-char remark

    Show marketing remark (278 chars)

    SUPER NICE 2 BED 1 BATH IN AN ESTABLISHED NEIGHBORHOOD IN CLINTON, OK. PRIDE OF OWNERSHIP SHOWS BY THE WAY THIS HOME HAS BEEN TAKEN CARE OF. NICE SIZED KITCHEN WITH AMPLE STORAGE. OPEN FLOORPLAN. WASHER AND DRYER STAY WITH THE HOME. CALL TODAY FOR YOUR OWN PRIVATE SHOWING.

19. 2021-09-09
    soldstatus $80,833
20. 2021-09-08
    soldstatus $67,500 Sold 375-char remark

    Show marketing remark (375 chars)

    Adorable 2 bedroom 1 bathroom home for sale in Clinton. This centrally located Clinton home has a 3 year old roof, modern paint and updated fixtures. You will love the open floor concept and breakfast bar. The wood floors are original to the home and have been refinished. This property also features a huge fenced back yard and underground storm shelter. Call today to view.

21. 2021-08-18
    status Pending 375-char remark

    Show marketing remark (375 chars)

    Adorable 2 bedroom 1 bathroom home for sale in Clinton. This centrally located Clinton home has a 3 year old roof, modern paint and updated fixtures. You will love the open floor concept and breakfast bar. The wood floors are original to the home and have been refinished. This property also features a huge fenced back yard and underground storm shelter. Call today to view.

22. 2021-08-15
    listed $72,000 Active 375-char remark

    Show marketing remark (375 chars)

    Adorable 2 bedroom 1 bathroom home for sale in Clinton. This centrally located Clinton home has a 3 year old roof, modern paint and updated fixtures. You will love the open floor concept and breakfast bar. The wood floors are original to the home and have been refinished. This property also features a huge fenced back yard and underground storm shelter. Call today to view.

23. 2007-08-07
    soldstatus $54,000
24. 2007-08-07
    soldstatus $54,000
25. 2007-06-01
    listed $56,500
26. 2004-03-31
    soldstatus $32,000
27. 2003-05-21
    soldstatus $28,000

ⓘ 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: $906 · $76/mo
• Projected year-2 tax: $906 · $76/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 · 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: $10,637
• − Mortgage interest: −$5,321
• − Property taxes: −$906
• − Insurance: −$475
• − Repairs & maintenance: −$851
• − Management: −$851
• − Depreciation: −$2,764
• Taxable loss: −$531
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $1,171/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

+239.3% since first listed

16 events — show timeline

• 2026-05-17 Listed $95,000 MLSOK
• 2023-05-05 Sold (Public Records) $77,000 Public Records
• 2023-04-28 Sold (MLS) $67,000 MLSOK
• 2023-03-28 Pending — MLSOK
• 2023-03-23 Relisted — MLSOK
• 2023-03-08 Pending — MLSOK
• 2023-02-27 Listed $79,900 MLSOK
• 2021-09-09 Sold (Public Records) $80,833 Public Records
• 2021-09-08 Sold (MLS) $67,500 MLSOK
• 2021-08-18 Pending — MLSOK
• 2021-08-15 Listed $72,000 MLSOK
• 2007-08-07 Sold (Public Records) $54,000 Public Records
• 2007-08-07 Sold (MLS) $54,000 MLSOK
• 2007-06-01 Listed $56,500 MLSOK
• 2004-03-31 Sold (Public Records) $32,000 Public Records
• 2003-05-21 Sold (Public Records) $28,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $906 · -2.3% YoY. Source: county tax records.