2221 W Modelle Ave · Clinton, OK 73601

$145,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 18 Days on market

Built 1960 4,552 sqft lot Est $173k · 16% under

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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).

• ARV discount +14.7/15.0
• Cash flow +13.1/30.0
• DSCR +3.9/10.0
• Appreciation +3.8/10.0
• 1% rule +3.2/10.0
• 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

Discover the potential of 2221 W Modelle Ave, a home that offers both recent upgrades and the opportunity to add your personal touch! Featuring 3 bedrooms, 2 bathrooms, and two living rooms. Seller improvements include a new roof installed in 2024, updated plumbing, living room & bedroom flooring, and a cozy fireplace. The seller expanded the covered patio and added a storm shelter, improving outdoor enjoyment and safety. The 2-car garage offers convenience and additional storage space. While many updates have been made, there’s still room for you to customize and make this house truly your own. Don’t miss out on this fantastic opportunity—schedule your showing today and see the potential for yourself!

Key facts

• New flooring
• Brand-new roof
• Covered patio

Tags

• BRAND-NEW ROOF
• UPDATED PLUMBING
• NEW FLOORING
• COVERED PATIO
• STORM SHELTER

Property features AI

Finance

• Other: Homestead exempt; Manual geocode; directions provided
• Financial info: Listing accepts Cash, Conventional, FHA or VA financing; Loan qualification possible
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete driveway; 2-car garage
• Utilities: Electricity available; Public utilities
• Home design: Single family residence; One-level home; Residential property; Existing condition
• Construction: Brick construction; Composition roof (replaced 2024); Slab foundation
• Exterior features: Covered patio; Corner lot; Storm shelter

Interior

• Kitchen: Dishwasher; Water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s); Electric fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-6 ($-69/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (18.4% below list).
• Recommended offer: $118k (18.4% below list) — sets the bar for 1% rule.

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 $1k 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 18 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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.

Risks & watch-outs

• 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 $118,302 (18.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — 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. 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?
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: 0.82% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $172,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 Shale Crst	0.34mi	3/2.0	1,462 (+2%)	12mo	$150,000	$103	71
211 Granite Wash St	0.42mi	3/2.0	1,532 (+6%)	1mo	$215,000	$140	69
418 S 17th St	0.44mi	3/2.0	1,543 (+7%)	6mo	$134,000	$87	63
705 S 28th St	0.50mi	3/2.0	1,547 (+7%)	2mo	$165,500	$107	63
140 Dolomite Dr	0.45mi	3/2.0	1,576 (+9%)	3mo	$189,000	$120	61
3 Peterson Dr	0.42mi	3/2.0	1,592 (+11%)	3mo	$196,250	$123	61
304 S 23rd St	0.20mi	3/2.0	1,650 (+15%)	10mo	$155,000	$94	58
265 Regency Dr	0.43mi	3/2.0	1,341 (-7%)	12mo	$175,000	$130	58
1204 Camelot Dr	0.69mi	3/2.0	1,556 (+8%)	4mo	$224,000	$144	50
301 Shale Crst	0.32mi	3/2.0	1,650 (+15%)	16mo	$198,000	$120	47
313 S 15th St	0.63mi	3/2.0	1,261 (-12%)	12mo	$142,000	$113	40
320 S 13th St	0.73mi	4/2.0 (+1)	1,556 (+8%)	10mo	$142,000	$91	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: -12.9%
• Equity multiple: 0.51×
• Total profit: $-19,969
• Equity at exit: $25,782

10-year hold

• IRR: -4.9%
• Equity multiple: 0.64×
• Total profit: $-14,516
• Equity at exit: $19,804

Cash invested: $40,600 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$120 /mo · $1,434/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-6

Break-even live

Break-even rent $1,190

Max offer price $143,988

Occupancy floor 95%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $145,000 Active 18 DOM
2. 2026-06-17
   days on market $145,000 Active 17 DOM
3. 2026-06-16
   days on market $145,000 Active 16 DOM
4. 2026-06-15
   days on market $145,000 Active 15 DOM
5. 2026-06-13
   days on market $145,000 Active 13 DOM
6. 2026-06-12
   days on market $145,000 Active 12 DOM
7. 2026-06-09
   days on market $145,000 Active 9 DOM
8. 2026-06-08
   days on market $145,000 Active 8 DOM
9. 2026-06-08
   days on market $145,000 Active 7 DOM
10. 2026-06-07
    days on market $145,000 Active 6 DOM
11. 2026-06-04
    days on market $145,000 Active 3 DOM
12. 2026-06-02
    days on market $145,000 Active 2 DOM
13. 2026-05-31
    remarks 618-char remark
14. 2026-05-31
    listed $145,000 Active 1 DOM

ⓘ 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: $1,434 · $120/mo
• Projected year-2 tax: $1,434 · $119/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: $14,196
• − Mortgage interest: −$8,122
• − Property taxes: −$1,434
• − Insurance: −$725
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$4,218
• Taxable loss: −$2,575
• Est. tax savings @ 24.0%: +$618
• After-tax cash flow: $549/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

+158.9% since first listed

14 events — show timeline

• 2026-05-31 Listed $145,000 MLSOK
• 2026-02-20 Pending — MLSOK
• 2026-02-19 Listing Removed — MLSOK
• 2025-08-31 Listed $152,500 MLSOK
• 2024-10-16 Sold (Public Records) $131,000 Public Records
• 2024-10-11 Sold (MLS) $131,000 MLSOK
• 2024-09-23 Pending — MLSOK
• 2024-08-12 Listed $135,000 MLSOK
• 2020-12-13 Listing Removed — MLSOK
• 2019-12-13 Listed $99,900 MLSOK
• 2012-08-02 Sold (Public Records) $89,000 Public Records
• 2012-08-02 Sold (MLS) $89,000 MLSOK
• 2012-06-26 Listed $89,900 MLSOK
• 2012-04-18 Sold (Public Records) $56,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,434 · +52.6% YoY. Source: county tax records.