208 N 14th St · Clinton, OK 73601

$169,000

6 bd · 6.0 ba · 3,150 sqft · MultiFamily public records · 68 Days on market

Built 1970 0.36 ac lot

---

Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Investment opportunity!!! Turnkey rental property offering steady cash flow from day one. This package includes 6 fully leased studio units. Each unit renting for $500 per month for either long term or short-term lease. Opportunities like this don't come along often. Message me for details or to schedule private showing.

Key facts

• 0.36 acre lot
• Built 1970
• Listed 68 days

Property features AI

Finance

• Other: 6-unit building; Living area 3,150
• Financial info: Listing price $169,000
• HOA & community: No mandatory association dues

Exterior

• Home design: Residential income property; More than 4 units
• Construction: Frame construction; Composition roof; Slab foundation; Existing property
• Exterior features: Interior lot

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 6 full bathrooms
• Heating & cooling: Window unit cooling
• Interior features: Occupied

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $169k.

Deal economics

• At list price, monthly cash flow is $877 ($11k/yr) — positive. Per door: $438/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: 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.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $66k; list at $169k implies a 154% gain — meaningful room to come down on a strong offer.

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 $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.24%
• DSCR: 1.99
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.70×
• Total profit: $32,970
• Equity at exit: $30,049

10-year hold

• IRR: 24.2%
• Equity multiple: 3.21×
• Total profit: $104,404
• Equity at exit: $23,082

Cash invested: $47,320 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,407 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $877

Break-even live

Break-even rent $1,297

Max offer price $169,000

Occupancy floor 59%

Sensitivity live

Price	-10% $973	-5% $925	+0% $877	+5% $829	+10% $781
Rent	-10% $687	-5% $782	+0% $877	+5% $972	+10% $1,067
Rate	-1.0pp $962	-0.5pp $920	base $877	+0.5pp $833	+1.0pp $789

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$2,408
Total (2 units)			$2,407

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $169,000 Active 68 DOM
2. 2026-06-18
   days on market $169,000 Active 66 DOM
3. 2026-06-17
   days on market $169,000 Active 65 DOM
4. 2026-06-16
   days on market $169,000 Active 64 DOM
5. 2026-06-15
   days on market $169,000 Active 63 DOM
6. 2026-06-13
   days on market $169,000 Active 61 DOM
7. 2026-06-12
   days on market $169,000 Active 60 DOM
8. 2026-06-09
   days on market $169,000 Active 57 DOM
9. 2026-06-08
   days on market $169,000 Active 56 DOM
10. 2026-06-08
    days on market $169,000 Active 55 DOM
11. 2026-06-07
    days on market $169,000 Active 54 DOM
12. 2026-06-04
    days on market $169,000 Active 51 DOM
13. 2026-06-02
    days on market $169,000 Active 50 DOM
14. 2026-06-01
    days on market $169,000 Active 49 DOM
15. 2026-05-31
    days on market $169,000 Active 48 DOM
16. 2026-04-12
    listed $169,000 Active
17. 2017-01-06
    historical
18. 2016-10-31
    listed $129,000
19. 2007-12-04
    soldstatus $66,500

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $1,521 · $127/mo
• Expected delta: +$705/yr (+$59/mo · 86.4%)

ⓘ 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: $28,884
• − Mortgage interest: −$9,467
• − Property taxes: −$816
• − Insurance: −$845
• − Repairs & maintenance: −$2,311
• − Management: −$2,311
• − Depreciation: −$4,916
• Taxable income: $8,219
• Est. tax owed @ 24.0%: −$1,972
• After-tax cash flow: $8,550/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

+154.1% since first listed

4 events — show timeline

• 2026-04-12 Listed $169,000 MLSOK
• 2017-01-06 Listing Removed — MLSOK
• 2016-10-31 Listed $129,000 MLSOK
• 2007-12-04 Sold (Public Records) $66,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $816 · +2.5% YoY. Source: county tax records.