621 S 28th St · Clinton, OK 73601

$123,000

3 bd · 1.0 ba · 1,421 sqft · SingleFamily public records · 198 Days on market

Built 1975 9,958 sqft lot Est $152k · 19% under

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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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• 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 MLS

PRICED TO SELL! This beautiful 3 bedroom/ 1.5 bathroom home in Clinton, Oklahoma is priced right and ready to for a new owner. The house has a spacious living room with wonderful natural lighting. Off the kitchen you will find an area to accommodate all of your dining needs. The electric stove & the refrigerator will stay with the property. The HVAC system is almost NEW, installed approximately 5 years ago. The backyard is spacious and you will find a 10x12 shop on a slab. The roof is approximately 6 years old. Schedule your appointment before this home FLIES off the market!

Key facts

• Mature sycamore tree
• Outbuilding
• Fenced yard

Tags

• BONUS ROOM
• SOLAR PANELS
• FENCED YARD
• MATURE SYCAMORE TREE
• OUTBUILDING
• ACROSS FROM PARK

Property features AI

Finance

• Other: Homestead exempt; Legal addition: CLINTON SIGHTS ACRES 1971 LT 11 BLK 6
• Financial info: Loan qualification: Yes
• HOA & community: No mandatory association dues

Exterior

• Utilities: No flood insurance indicated
• Home design: Single family residence; One level; Faces west; Residential property
• Construction: Brick construction; Composition roof; Built as existing property
• Exterior features: Open deck; Outbuilding(s); Porch; Wood fencing

Interior

• Kitchen: Electric range; Freestanding electric oven
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 1 full bath; 1 half bath
• Interior features: Dishwasher; Microwave; Washer/Dryer; Water heater; No fireplace
• Laundry & utility: Washer/Dryer included; Slab foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $160 ($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 $119k (2.9% below list).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.1% 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: 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 $850 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 198 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 0.97% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $152,047
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 S 28th St	0.14mi	3/2.0	1,547 (+9%)	2mo	$165,500	$107	73
3 Peterson Dr	0.23mi	3/2.0	1,592 (+12%)	3mo	$196,250	$123	63
2518 Manor Way	0.24mi	3/2.0	1,485 (+4%)	22mo	$139,000	$94	59
265 Regency Dr	0.45mi	3/2.0	1,341 (-6%)	12mo	$175,000	$130	56
231 Shale Crst	0.65mi	3/2.0	1,462 (+3%)	12mo	$150,000	$103	51
211 Granite Wash St	0.68mi	3/2.0	1,532 (+8%)	1mo	$215,000	$140	50
619 S 18th St	0.68mi	3/2.0	1,416 (-0%)	21mo	$69,300	$49	46
140 Rawlings	0.18mi	3/2.0	1,620 (+14%)	24mo	$171,500	$106	44
140 Dolomite Dr	0.73mi	3/2.0	1,576 (+11%)	3mo	$189,000	$120	42

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: -4.8%
• Equity multiple: 0.81×
• Total profit: $-6,461
• Equity at exit: $21,870

10-year hold

• IRR: 3.8%
• Equity multiple: 1.30×
• Total profit: $10,288
• Equity at exit: $16,799

Cash invested: $34,440 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$645
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $160

Break-even live

Break-even rent $993

Max offer price $123,000

Occupancy floor 82%

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $123,000 Active 198 DOM
2. 2026-06-17
   days on market $123,000 Active 197 DOM
3. 2026-06-16
   days on market $123,000 Active 196 DOM
4. 2026-06-15
   days on market $123,000 Active 195 DOM
5. 2026-06-13
   days on market $123,000 Active 193 DOM
6. 2026-06-12
   days on market $123,000 Active 192 DOM
7. 2026-06-09
   days on market $123,000 Active 189 DOM
8. 2026-06-08
   days on market $123,000 Active 188 DOM
9. 2026-06-08
   days on market $123,000 Active 187 DOM
10. 2026-06-07
    days on market $123,000 Active 186 DOM
11. 2026-06-04
    days on market $123,000 Active 183 DOM
12. 2026-06-02
    days on market $123,000 Active 182 DOM
13. 2026-06-01
    days on market $123,000 Active 181 DOM
14. 2026-05-31
    days on market $123,000 Active 180 DOM
15. 2026-04-08
    price $123,000
16. 2026-02-09
    price $126,000
17. 2025-12-02
    listed $130,000 Active
18. 2020-10-19
    soldstatus $89,500
19. 2020-10-09
    soldstatus $89,500 593-char remark

    Show marketing remark (593 chars)

    PRICED TO SELL! This beautiful 3 bedroom/ 1.5 bathroom home in Clinton, Oklahoma is priced right and ready to for a new owner. The house has a spacious living room with wonderful natural lighting. Off the kitchen you will find an area to accommodate all of your dining needs. The electric stove & the refrigerator will stay with the property. The HVAC system is almost NEW, installed approximately 5 years ago. The backyard is spacious and you will find a 10x12 shop on a slab. The roof is approximately 6 years old. Schedule your appointment before this home FLIES off the market!

20. 2020-06-23
    listed $89,900 593-char remark

    Show marketing remark (593 chars)

    PRICED TO SELL! This beautiful 3 bedroom/ 1.5 bathroom home in Clinton, Oklahoma is priced right and ready to for a new owner. The house has a spacious living room with wonderful natural lighting. Off the kitchen you will find an area to accommodate all of your dining needs. The electric stove & the refrigerator will stay with the property. The HVAC system is almost NEW, installed approximately 5 years ago. The backyard is spacious and you will find a 10x12 shop on a slab. The roof is approximately 6 years old. Schedule your appointment before this home FLIES off the market!

21. 2015-08-28
    soldstatus $80,000
22. 2010-01-05
    soldstatus $65,000 24-char remark

    Show marketing remark (24 chars)

    Complete remodel inside.

23. 2010-01-05
    soldstatus $65,000

    Show marketing remark (24 chars)

    Complete remodel inside.

24. 2009-04-30
    listed $72,900 24-char remark

    Show marketing remark (24 chars)

    Complete remodel inside.

25. 1999-12-27
    soldstatus $41,000

ⓘ 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: $1,054 · $88/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$53/yr (+$4/mo · 5.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 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: $14,337
• − Mortgage interest: −$6,890
• − Property taxes: −$1,054
• − Insurance: −$615
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$3,578
• Taxable loss: −$94
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $1,939/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

+200.0% since first listed

11 events — show timeline

• 2026-04-08 Price Changed $123,000 MLSOK
• 2026-02-09 Price Changed $126,000 MLSOK
• 2025-12-02 Listed $130,000 MLSOK
• 2020-10-19 Sold (Public Records) $89,500 Public Records
• 2020-10-09 Sold (MLS) $89,500 MLSOK
• 2020-06-23 Listed $89,900 MLSOK
• 2015-08-28 Sold (Public Records) $80,000 Public Records
• 2010-01-05 Sold (Public Records) $65,000 Public Records
• 2010-01-05 Sold (MLS) $65,000 MLSOK
• 2009-04-30 Listed $72,900 MLSOK
• 1999-12-27 Sold (Public Records) $41,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,054 · +2.5% YoY. Source: county tax records.