1030 Circle Dr · Clinton, OK 73601

$160,000

4 bd · 2.0 ba · 2,119 sqft · SingleFamily public records · 140 Days on market

Built 1950 6,970 sqft lot

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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 +16.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.8/10.0
• 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

Home has remodeled Kitchen, family room with gad logs in fp, lots of builtins 3 storages buildings, well landscaped. Must see to appreciate.

Key facts

• Exposed wood beams
• Brick fireplace
• Updated kitchen

Tags

• UPDATED KITCHEN
• CUSTOM BUILT-IN CHINA HUTCH
• EXPOSED WOOD BEAMS
• BRICK FIREPLACE
• DEDICATED LAUNDRY ROOM
• CUSTOM SAGE GREEN CABINETRY

Property features AI

Finance

• Other: Occupied by owner; No storm shelter; Existing property
• Financial info: Listing available for Cash, Conventional, FHA or VA financing; Loan qualification possible; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; Other parking surface; 1-car garage
• Security: Security system
• Utilities: Public utilities
• Home design: Single-family residence; Residential property; One-level home; South-facing
• Construction: Brick and frame construction with masonry veneer; Composition roof; Combination foundation; Roof updated 2025
• Exterior features: Covered patio; Open patio; Fire pit; Outbuildings; Rain gutters; Wood fencing; Interior lot

Interior

• Kitchen: Dishwasher; Garbage disposal
• Bedrooms: 3 bedrooms (includes an optional bedroom/inside utility that can serve as an additional bedroom)
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Wood-burning fireplace; Security system
• Laundry & utility: Inside utility

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $100 ($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 $141k (11.6% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

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 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 $1k of loan paydown is wiped out by about $4k 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 140 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $108k; 49% 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1950 — 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. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $80,522
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1030 Circle Dr	0.00mi	3/2.0 (-1)	2,119 (0%)	0mo	$151,000	$71	95
336 S 15th St	0.56mi	4/2.0	1,860 (-12%)	3mo	$70,000	$38	51
120 S 11th St	0.69mi	3/2.0 (-1)	2,358 (+11%)	8mo	$32,500	$14	37

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: -8.8%
• Equity multiple: 0.66×
• Total profit: $-15,302
• Equity at exit: $28,449

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,513
• Equity at exit: $21,853

Cash invested: $44,800 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$112 /mo · $1,350/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $100

Break-even live

Break-even rent $1,289

Max offer price $160,000

Occupancy floor 88%

Sensitivity live

Price	-10% $190	-5% $145	+0% $100	+5% $54	+10% $9
Rent	-10% $-12	-5% $44	+0% $100	+5% $155	+10% $211
Rate	-1.0pp $180	-0.5pp $140	base $100	+0.5pp $58	+1.0pp $16

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-16
   status Pending
2. 2026-03-09
   status Active
3. 2026-02-07
   historical
4. 2025-12-09
   price $160,000
5. 2025-10-28
   listed $165,000 Active
6. 2008-03-25
   soldstatus $107,500 141-char remark

   Show marketing remark (141 chars)

   Home has remodeled Kitchen, family room with gad logs in fp, lots of builtins 3 storages buildings, well landscaped. Must see to appreciate.

7. 2008-03-25
   soldstatus $107,500

   Show marketing remark (141 chars)

   Home has remodeled Kitchen, family room with gad logs in fp, lots of builtins 3 storages buildings, well landscaped. Must see to appreciate.

8. 2008-01-24
   listed $119,000 141-char remark

   Show marketing remark (141 chars)

   Home has remodeled Kitchen, family room with gad logs in fp, lots of builtins 3 storages buildings, well landscaped. Must see to appreciate.

ⓘ 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: $1,350 · $112/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$90/yr (+$8/mo · 6.7%)

ⓘ 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: $16,979
• − Mortgage interest: −$8,962
• − Property taxes: −$1,350
• − Insurance: −$800
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$4,655
• Taxable loss: −$1,505
• Est. tax savings @ 24.0%: +$361
• After-tax cash flow: $1,556/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

+34.5% since first listed

8 events — show timeline

• 2026-04-16 Pending — MLSOK
• 2026-03-09 Relisted — MLSOK
• 2026-02-07 Listing Removed — MLSOK
• 2025-12-09 Price Changed $160,000 MLSOK
• 2025-10-28 Listed $165,000 MLSOK
• 2008-03-25 Sold (Public Records) $107,500 Public Records
• 2008-03-25 Sold (MLS) $107,500 MLSOK
• 2008-01-24 Listed $119,000 MLSOK

Property tax history

+3.1%/yr

Latest (2025): $1,350 · +0.8% YoY. Source: county tax records.