522 S 11th St · Clinton, OK 73601

$69,900

2 bd · 1.0 ba · 891 sqft · SingleFamily public records · 60 Days on market

Built 1940 7,000 sqft lot Est $60k · 17% over

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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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• 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

A charming 2 bed / 1.5 bath home featuring a well-maintained roof and attractive siding. It has a fenced in backyard and 2 storage buildings. This cozy residence boasts central heat/air, a utility room, and a spacious kitchen with all the appliances. A perfect blend of comfort and functionality awaits in this inviting property.

Key facts

• Replaced windows
• Updated front door
• Prime location

Tags

• UPDATED FRONT DOOR
• REPLACED WINDOWS
• ENERGY EFFICIENT
• PRIME LOCATION

Property features AI

Finance

• Other:
• Financial info: Assumable loans: No; Loan qualification: Does not apply; Current price: $69,900; Taxes: $647
• HOA & community: No mandatory association dues

Exterior

• Parking:
• Security:
• Utilities:
• Home design: Single family residence; One story; Residential property; Existing property
• Construction: Frame construction; Composition roof; Built (year not provided)
• Exterior features: Open patio; Outbuildings; Interior lot

Interior

• Kitchen:
• Bedrooms: 2 bedrooms
• Flooring:
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling:
• Interior features: One living area; Combination foundation; One fireplace (Other type)
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 $483 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.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1940 — 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: 1.22% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $59,697
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
527 S 11th St	0.03mi	2/1.0	891 (0%)	6mo	$60,000	$67	94
1316 W Modelle Ave	0.19mi	2/1.0	852 (-4%)	10mo	$49,500	$58	76
406 S 18th St	0.51mi	2/1.0	904 (+2%)	6mo	$110,000	$122	69
524 S 8th St	0.20mi	3/1.0 (+1)	956 (+7%)	8mo	$47,000	$49	66
508 S 5th St	0.41mi	2/1.0	958 (+8%)	3mo	$113,000	$118	66
616 S 11th St	0.08mi	3/1.0 (+1)	1,008 (+13%)	6mo	$60,000	$60	65
1510 Orient Ave	0.60mi	2/1.0	875 (-2%)	8mo	$50,000	$57	63
418 Wise Ave	0.15mi	3/1.0 (+1)	1,018 (+14%)	7mo	$62,300	$61	58
1012 Orient Ave	0.49mi	3/1.0 (+1)	996 (+12%)	1mo	$92,000	$92	52
1401 Dunn Ave	0.63mi	2/1.0	1,008 (+13%)	1mo	$70,000	$69	48
905 Prairie Chief Ave	0.66mi	2/1.0	768 (-14%)	7mo	$70,000	$91	40
512 N 15th St	0.74mi	3/1.0 (+1)	984 (+10%)	5mo	$8,000	$8	39

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: 5.9%
• Equity multiple: 1.24×
• Total profit: $4,694
• Equity at exit: $12,429

10-year hold

• IRR: 14.2%
• Equity multiple: 2.22×
• Total profit: $23,919
• Equity at exit: $9,547

Cash invested: $19,572 (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: 6.9×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $222

Break-even live

Break-even rent $569

Max offer price $69,900

Occupancy floor 69%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-04
   statusdays on market $69,900 Pending 60 DOM
2. 2026-06-02
   days on market $69,900 Active 59 DOM
3. 2026-06-01
   days on market $69,900 Active 58 DOM
4. 2026-05-31
   days on market $69,900 Active 57 DOM
5. 2026-04-28
   price $69,900
6. 2026-04-02
   listed $79,900 Active
7. 2024-03-26
   soldstatus $55,000 Closed 329-char remark

   Show marketing remark (329 chars)

   A charming 2 bed / 1.5 bath home featuring a well-maintained roof and attractive siding. It has a fenced in backyard and 2 storage buildings. This cozy residence boasts central heat/air, a utility room, and a spacious kitchen with all the appliances. A perfect blend of comfort and functionality awaits in this inviting property.

8. 2024-03-26
   soldstatus $55,000

   Show marketing remark (329 chars)

   A charming 2 bed / 1.5 bath home featuring a well-maintained roof and attractive siding. It has a fenced in backyard and 2 storage buildings. This cozy residence boasts central heat/air, a utility room, and a spacious kitchen with all the appliances. A perfect blend of comfort and functionality awaits in this inviting property.

9. 2024-03-11
   status Pending 329-char remark

   Show marketing remark (329 chars)

   A charming 2 bed / 1.5 bath home featuring a well-maintained roof and attractive siding. It has a fenced in backyard and 2 storage buildings. This cozy residence boasts central heat/air, a utility room, and a spacious kitchen with all the appliances. A perfect blend of comfort and functionality awaits in this inviting property.

10. 2024-02-14
    price $69,900 329-char remark

    Show marketing remark (329 chars)

    A charming 2 bed / 1.5 bath home featuring a well-maintained roof and attractive siding. It has a fenced in backyard and 2 storage buildings. This cozy residence boasts central heat/air, a utility room, and a spacious kitchen with all the appliances. A perfect blend of comfort and functionality awaits in this inviting property.

11. 2023-11-24
    listed $72,900 Active 329-char remark

    Show marketing remark (329 chars)

    A charming 2 bed / 1.5 bath home featuring a well-maintained roof and attractive siding. It has a fenced in backyard and 2 storage buildings. This cozy residence boasts central heat/air, a utility room, and a spacious kitchen with all the appliances. A perfect blend of comfort and functionality awaits in this inviting property.

12. 2013-04-30
    soldstatus $38,000 75-char remark

    Show marketing remark (75 chars)

    Great rental or first time buyer home. Being sold as is. No utilities on.

13. 2013-04-30
    soldstatus $38,000

    Show marketing remark (75 chars)

    Great rental or first time buyer home. Being sold as is. No utilities on.

14. 2013-04-03
    listed $38,000 75-char remark

    Show marketing remark (75 chars)

    Great rental or first time buyer home. Being sold as is. No utilities on.

15. 1998-02-04
    soldstatus $16,000

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $647 · $54/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: $10,203
• − Mortgage interest: −$3,915
• − Property taxes: −$647
• − Insurance: −$350
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,033
• Taxable income: $1,625
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $2,275/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

+336.9% since first listed

11 events — show timeline

• 2026-04-28 Price Changed $69,900 MLSOK
• 2026-04-02 Listed $79,900 MLSOK
• 2024-03-26 Sold (Public Records) $55,000 Public Records
• 2024-03-26 Sold (MLS) $55,000 MLSOK
• 2024-03-11 Pending — MLSOK
• 2024-02-14 Price Changed $69,900 MLSOK
• 2023-11-24 Listed $72,900 MLSOK
• 2013-04-30 Sold (Public Records) $38,000 Public Records
• 2013-04-30 Sold (MLS) $38,000 MLSOK
• 2013-04-03 Listed $38,000 MLSOK
• 1998-02-04 Sold (Public Records) $16,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $647 · +16.6% YoY. Source: county tax records.