1509 Orient Ave · Clinton, OK 73601

$109,000

3 bd · 2.0 ba · 1,351 sqft · SingleFamily public records · 254 Days on market

Built 1950 6,473 sqft lot Est $116k · 6% 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 +26.1/30.0
• ARV discount +10.3/15.0
• DSCR +8.8/10.0
• 1% rule +5.9/10.0
• 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 MLS

HUD PROPERTY SUBJECT TO HUD REGULATION & BIDDING PROCEDURES. OFFERED AS IS WITH ALL FAULTS NOT INSURABLE BY HUD. BROKERS MAY RECIEVE UP TO 5% COMM. BIDDING PROCEDURES AVAILABLE @WWW.FIRSTPRESTON.COM. BID OPENING DATE 7/16 421:332770

Key facts

• Interior painted
• New plumbing
• Kitchen remodeled

Tags

• KITCHEN REMODELED
• INTERIOR PAINTED
• FLOORING UPDATED
• NEW PLUMBING
• NEW HVAC SYSTEM
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Interior living area reported as 1,351 (assessor); No home warranty; Previously pending and now active (back on market)
• Financial info: Listing terms include Cash, Conventional, FHA or VA; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 1-car garage
• Security: Storm shelter
• Utilities: Electricity available; Natural gas available; Public utilities
• Home design: Single-family residence; One level; Residential property; Existing property
• Construction: Brick construction; Composition roof (replaced/installed 2019); Conventional foundation; Homestead exempt
• Exterior features: Covered porch; Chain link fencing; Interior lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Wood-burning fireplace
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 6.0% 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: 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 $754 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.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $19k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $109k implies a 102% gain — meaningful room to come down on a strong offer.

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 $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 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. 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: 1.09% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $116,186
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 S 15th St	0.35mi	3/2.0	1,261 (-7%)	12mo	$142,000	$113	62
323 N 8th St	0.57mi	2/2.0 (-1)	1,246 (-8%)	2mo	$89,000	$71	54
501 S 11th St	0.59mi	3/2.0	1,433 (+6%)	12mo	$112,000	$78	52
418 S 17th St	0.49mi	3/2.0	1,543 (+14%)	6mo	$134,000	$87	48
517 S 12th St	0.59mi	3/1.5	1,472 (+9%)	12mo	$107,000	$73	46
231 Shale Crst	0.65mi	3/2.0	1,462 (+8%)	12mo	$150,000	$103	46
1803 Orient	0.20mi	3/1.0	1,169 (-14%)	23mo	$31,000	$27	46
211 Granite Wash St	0.72mi	3/2.0	1,532 (+13%)	1mo	$215,000	$140	43
619 S 18th St	0.67mi	3/2.0	1,416 (+5%)	21mo	$69,300	$49	43
301 N 8th St	0.56mi	2/2.0 (-1)	1,280 (-5%)	22mo	$11,000	$9	42
1121 Blackstone Ave	0.52mi	3/2.0	1,528 (+13%)	22mo	$132,000	$86	36
430 S 9th St	0.65mi	2/2.0 (-1)	1,164 (-14%)	15mo	$132,000	$113	29

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $2,660
• Equity at exit: $19,381

10-year hold

• IRR: 10.6%
• Equity multiple: 1.89×
• Total profit: $27,180
• Equity at exit: $14,887

Cash invested: $30,520 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $273

Break-even live

Break-even rent $847

Max offer price $109,000

Occupancy floor 72%

Sensitivity live

Price	-10% $335	-5% $304	+0% $273	+5% $243	+10% $212
Rent	-10% $179	-5% $226	+0% $273	+5% $321	+10% $368
Rate	-1.0pp $328	-0.5pp $301	base $273	+0.5pp $245	+1.0pp $216

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-16
   status Pending
2. 2026-05-05
   status Active
3. 2026-05-01
   status Pending
4. 2026-03-01
   price $109,000
5. 2026-01-14
   price $116,000
6. 2025-10-16
   price $120,000
7. 2025-08-30
   listed $128,000 Active
8. 2003-10-21
   soldstatus $54,000
9. 2002-10-30
   soldstatus $21,000 237-char remark

   Show marketing remark (237 chars)

   HUD PROPERTY SUBJECT TO HUD REGULATION & BIDDING PROCEDURES. OFFERED AS IS WITH ALL FAULTS NOT INSURABLE BY HUD. BROKERS MAY RECIEVE UP TO 5% COMM. BIDDING PROCEDURES AVAILABLE @WWW.FIRSTPRESTON.COM. BID OPENING DATE 7/16 421:332770

10. 2002-07-11
    listed $22,000 237-char remark

    Show marketing remark (237 chars)

    HUD PROPERTY SUBJECT TO HUD REGULATION & BIDDING PROCEDURES. OFFERED AS IS WITH ALL FAULTS NOT INSURABLE BY HUD. BROKERS MAY RECIEVE UP TO 5% COMM. BIDDING PROCEDURES AVAILABLE @WWW.FIRSTPRESTON.COM. BID OPENING DATE 7/16 421:332770

11. 1997-04-22
    soldstatus $35,500

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $981 · $82/mo
• Expected delta: +$353/yr (+$29/mo · 56.2%)

ⓘ 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: $14,321
• − Mortgage interest: −$6,106
• − Property taxes: −$628
• − Insurance: −$545
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$3,171
• Taxable income: $1,580
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $2,902/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

+207.0% since first listed

11 events — show timeline

• 2026-05-16 Pending — MLSOK
• 2026-05-05 Relisted — MLSOK
• 2026-05-01 Pending — MLSOK
• 2026-03-01 Price Changed $109,000 MLSOK
• 2026-01-14 Price Changed $116,000 MLSOK
• 2025-10-16 Price Changed $120,000 MLSOK
• 2025-08-30 Listed $128,000 MLSOK
• 2003-10-21 Sold (Public Records) $54,000 Public Records
• 2002-10-30 Sold (MLS) $21,000 MLSOK
• 2002-07-11 Listed $22,000 MLSOK
• 1997-04-22 Sold (Public Records) $35,500 Public Records

Property tax history

+6.4%/yr

Latest (2025): $628 · +2.4% YoY. Source: county tax records.