1708 W Modelle Ave · Clinton, OK 73601

$109,900

4 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 351 Days on market

Built 1950 5,942 sqft lot Est $86k · 28% over ↓ 12% since listing

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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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +6.1/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks

This home has been recently redone to be placed on the market for sale. The is fresh paint throughout and new flooring in the living, dining, kitchen and bedrooms. There is an updated stove and new dishwasher. There are new toilets in both bathrooms. The roof is only 8 months old. The owners have come in and completely updated throughout the home. This home is being sold "AS IS. " This home is conveniently located close to shops, stores, churches and schools. The home is roomy with plenty of room for a family. The backyard is large and privacy fenced complete with a covered patio for quiet evenings with the family. There are two outbuildings in the backyard that could be used for

Key facts

• New toilets
• Fresh paint
• New flooring

Tags

• FRESH PAINT
• NEW FLOORING
• UPDATED STOVE
• NEW DISHWASHER
• NEW TOILETS
• 8 MONTHS OLD ROOF

Property features AI

Finance

• Other: Homestead exempt
• Financial info: Listing terms: Cash or Conventional
• HOA & community: No mandatory HOA dues

Exterior

• Parking: Concrete parking
• Utilities: Public utilities
• Home design: Single-family residence; One story; North-facing
• Construction: Brick and frame construction; Composition roof (re-roofed 2024); Combination foundation
• Exterior features: Covered patio; Outbuildings; Workshop; Wood fencing; Interior lot

Interior

• Kitchen: Gas range (free-standing); Free‑standing gas oven; Dishwasher; Pantry
• Bedrooms: Primary bedroom with ceiling fan and half bath; Three additional bedrooms each with ceiling fan (total 4 bedrooms)
• Flooring: Laminate flooring
• Bathrooms: One full bathroom with shower; One half bathroom (in primary bedroom)
• Heating & cooling: Central gas heating
• Interior features: Ceiling fans throughout; In-law plan

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: Nance Es (430 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 $760 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 351 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 351 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: 1.11% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.02%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $86,140
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 S 19th St	0.13mi	3/1.0 (-1)	1,119 (-5%)	10mo	$124,900	$112	72
313 S 15th St	0.29mi	3/2.0 (-1)	1,261 (+7%)	12mo	$142,000	$113	56
1105 S 13th St	0.50mi	3/2.0 (-1)	1,272 (+8%)	1mo	$100,000	$79	54
418 Wise Ave	0.36mi	3/1.0 (-1)	1,018 (-14%)	7mo	$62,300	$61	49
1803 Orient	0.57mi	3/1.0 (-1)	1,169 (-1%)	23mo	$31,000	$27	48
421 S 23rd Pl	0.42mi	3/1.5 (-1)	1,122 (-5%)	21mo	$82,000	$73	48
616 S 11th St	0.45mi	3/1.0 (-1)	1,008 (-15%)	6mo	$60,000	$60	45
717 S 10th St	0.55mi	3/1.5 (-1)	1,354 (+15%)	22mo	$45,000	$33	24

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $4,741
• Equity at exit: $19,541

10-year hold

• IRR: 12.2%
• Equity multiple: 2.03×
• Total profit: $31,815
• Equity at exit: $15,010

Cash invested: $30,772 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $308

Break-even live

Break-even rent $829

Max offer price $109,900

Occupancy floor 70%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $109,900 Active 351 DOM
2. 2026-06-17
   days on market $109,900 Active 350 DOM
3. 2026-06-16
   days on market $109,900 Active 349 DOM
4. 2026-06-15
   days on market $109,900 Active 348 DOM
5. 2026-06-13
   days on market $109,900 Active 346 DOM
6. 2026-06-12
   days on market $109,900 Active 345 DOM
7. 2026-06-09
   days on market $109,900 Active 342 DOM
8. 2026-06-08
   days on market $109,900 Active 341 DOM
9. 2026-06-08
   days on market $109,900 Active 340 DOM
10. 2026-06-07
    days on market $109,900 Active 339 DOM
11. 2026-06-04
    days on market $109,900 Active 336 DOM
12. 2026-06-02
    days on market $109,900 Active 335 DOM
13. 2026-06-01
    days on market $109,900 Active 334 DOM
14. 2026-05-31
    days on market $109,900 Active 333 DOM
15. 2025-08-29
    price $109,900
16. 2025-07-02
    listed $125,000 Active

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$594/yr (+$50/mo · 150.4%)

ⓘ 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: $14,632
• − Mortgage interest: −$6,156
• − Property taxes: −$395
• − Insurance: −$550
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$3,197
• Taxable income: $1,993
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $3,220/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

-12.1% since first listed

2 events — show timeline

• 2025-08-29 Price Changed $109,900 MLSOK
• 2025-07-02 Listed $125,000 MLSOK

Property tax history

+6.9%/yr

Latest (2025): $395 · +2.6% YoY. Source: county tax records.