1004 Scissortail Dr · Clinton, OK 73601

$90,000

2 bd · 1.0 ba · 1,346 sqft · SingleFamily public records · 223 Days on market

Built 1980 Est $106k · 15% under $206/mo HOA · 19% of rent

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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 +19.1/30.0
• ARV discount +14.4/15.0
• 1% rule +7.2/10.0
• DSCR +6.0/10.0
• 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

Welcome home to this move-in-ready 2-bedroom, 2-bathroom condo offering comfort, convenience, and charm in every corner. Perfectly designed for easy living. Step inside to find a large living room with a cozy fireplace—ideal for relaxing evenings or entertaining guests. The beautiful kitchen offers plenty of counter space, stylish cabinetry, and an optional breakfast bar for casual dining. Enjoy year-round natural light in the added sunroom, a wonderful space for reading, exercising, or other hobbies. Both bedrooms are generously sized, with the primary suite including an en-suite bath for added privacy. The attached 2-car garage includes a storm shelter. With all exterior maintenance

Key facts

• Added sunroom
• En-suite bath
• Storm shelter

Tags

• ADDED SUNROOM
• OPTIONAL BREAKFAST BAR
• EN-SUITE BATH
• STORM SHELTER

Property features AI

Finance

• Other: Property located in Clinton Whispering Creek addition; Directions: From I-40, exit at Gary Blvd and head north on Gary Blvd. Turn east on Modelle. Property is 1/4 mile in north state of road.
• Financial info: Current price listed at $90,000
• HOA & community: Mandatory association dues; Annual association fee includes greenbelt

Exterior

• Parking: 2-car garage
• Utilities: No flood insurance required (per listing); Homestead eligible
• Home design: Residential condominium; Single-story (one level); Existing property
• Construction: Brick construction; Composition roof; Slab foundation; Built prior to listing (existing)
• Exterior features: Interior lot; Storm shelter located on garage floor

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; Gas log fireplace; No dedicated study; No in-law plan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 $622 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 223 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.22% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.58%
• DSCR: 1.20
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $106,334
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 S 13th St	0.13mi	3/2.0 (+1)	1,272 (-6%)	1mo	$100,000	$79	75
1509 Concord Ave	0.34mi	3/2.0 (+1)	1,408 (+5%)	4mo	$168,000	$119	64
717 S 10th St	0.30mi	3/1.5 (+1)	1,354 (+1%)	22mo	$45,000	$33	60
1108 S 13th St	0.17mi	3/2.0 (+1)	1,524 (+13%)	4mo	$142,500	$94	58
517 S 12th St	0.34mi	3/1.5 (+1)	1,472 (+9%)	11mo	$107,000	$73	52
501 S 11th St	0.40mi	3/2.0 (+1)	1,433 (+6%)	12mo	$112,000	$78	51
619 S 18th St	0.36mi	3/2.0 (+1)	1,416 (+5%)	21mo	$69,300	$49	48
313 S 15th St	0.49mi	3/2.0 (+1)	1,261 (-6%)	12mo	$142,000	$113	47
418 S 17th St	0.44mi	3/2.0 (+1)	1,543 (+15%)	6mo	$134,000	$87	41
430 S 9th St	0.48mi	2/2.0	1,164 (-14%)	15mo	$132,000	$113	38
717 S 7th St	0.49mi	3/2.0 (+1)	1,206 (-10%)	16mo	$79,900	$66	37
322 S 5th St	0.74mi	2/2.0	1,498 (+11%)	20mo	$110,000	$73	26

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: -6.0%
• Equity multiple: 0.77×
• Total profit: $-5,917
• Equity at exit: $16,002

10-year hold

• IRR: 2.7%
• Equity multiple: 1.21×
• Total profit: $5,309
• Equity at exit: $12,292

Cash invested: $25,200 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$38
• HOA: −$206
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $96

Break-even live

Break-even rent $977

Max offer price $90,000

Occupancy floor 86%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $206 · $2,472/yr
• Likely covers: exterior maint.

Listing history 23 events

1. 2026-06-18
   days on market $90,000 Active 223 DOM
2. 2026-06-17
   days on market $90,000 Active 222 DOM
3. 2026-06-16
   days on market $90,000 Active 221 DOM
4. 2026-06-15
   days on market $90,000 Active 220 DOM
5. 2026-06-13
   days on market $90,000 Active 218 DOM
6. 2026-06-12
   days on market $90,000 Active 217 DOM
7. 2026-06-09
   days on market $90,000 Active 214 DOM
8. 2026-06-08
   days on market $90,000 Active 213 DOM
9. 2026-06-08
   days on market $90,000 Active 212 DOM
10. 2026-06-07
    days on market $90,000 Active 211 DOM
11. 2026-06-04
    days on market $90,000 Active 208 DOM
12. 2026-06-02
    days on market $90,000 Active 207 DOM
13. 2026-06-01
    days on market $90,000 Active 206 DOM
14. 2026-05-31
    days on market $90,000 Active 205 DOM
15. 2026-04-16
    price $90,000
16. 2026-02-28
    price $102,500
17. 2026-01-05
    price $107,500
18. 2025-11-01
    listed $115,000 Active
19. 2018-03-20
    historical
20. 2018-01-12
    listed $85,000
21. 2011-09-19
    soldstatus $83,000
22. 2011-09-07
    soldstatus $83,000
23. 1998-04-15
    soldstatus $59,500

ⓘ 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: $677 · $56/mo
• Projected year-2 tax: $810 · $67/mo
• Expected delta: +$133/yr (+$11/mo · 19.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,187
• − Mortgage interest: −$5,041
• − Property taxes: −$677
• − Insurance: −$450
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − HOA: −$2,472
• − Depreciation: −$2,618
• Taxable loss: −$182
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $1,199/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

+51.3% since first listed

9 events — show timeline

• 2026-04-16 Price Changed $90,000 MLSOK
• 2026-02-28 Price Changed $102,500 MLSOK
• 2026-01-05 Price Changed $107,500 MLSOK
• 2025-11-01 Listed $115,000 MLSOK
• 2018-03-20 Listing Removed — MLSOK
• 2018-01-12 Listed $85,000 MLSOK
• 2011-09-19 Sold (Public Records) $83,000 Public Records
• 2011-09-07 Sold (Public Records) $83,000 Public Records
• 1998-04-15 Sold (Public Records) $59,500 Public Records

Property tax history

-3.4%/yr

Latest (2025): $677 · -2.3% YoY. Source: county tax records.