1909 W Modelle Ave · Clinton, OK 73601

$169,000

3 bd · 2.0 ba · 1,822 sqft · SingleFamily public records · 55 Days on market

Built 1962 10,698 sqft lot Est $219k · 23% 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 +15.0/15.0
• Cash flow +11.2/30.0
• Appreciation +3.8/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.9/10.0

Listing remarks MLS

***HUGE PRICE REDUCTION*** Commercial / Residential zoning! EXCELLENT location for a daycare, offices, or of course a perfect home for your family. This home is ENERGY EFFICIENT! New double pane, tilt-in windows. Home has been heavily insulated and sealed for the highest level of efficiency. 1822 Sq. Ft. 3 bedroom 2 bathrooms, gorgeous original hardwood flooring, recent updates in both bathrooms, water filtration system, new dishwasher, separate entrance into home from the convenient large circle drive. All bedrooms are of generous size & this home also features 2 dining areas & a large laundry / mud room. One car garage, basement, large lot with both a wooden privacy fence & separate yard enclosed with a chain link fence. Mature trees including both an apricot & pear tree. Excellent curb appeal & has been a pet-free home since it was built.

Key facts

• Garage conversion
• Brick home
• 0.25 acre lot

Tags

• BRICK HOME
• DEDICATED DINING SPACE
• GARAGE CONVERSION
• SUBSTANTIAL STORAGE SHED
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING

Property features AI

Finance

• Other: Homestead exempt; Located in Clinton Broadway Heights addition; Property is occupied; Directions: Property is on Modelle Ave. North of Southwest Elementary and east of Western medical.
• Financial info: Loan qualification allowed
• HOA & community: No mandatory association dues

Exterior

• Home design: Single family residence; One-story property; Residential property; Existing property
• Construction: Brick construction; Composition roof; Combination foundation; Built (year not provided)
• Exterior features: Outbuildings; Corner lot; Below-ground storm shelter

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; Mock fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-66 ($-787/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (26.4% below list).
• Recommended offer: $124k (26.4% 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 Ms (math 32% / reading 28%, grade F, #49 of 345 statewide, top 15%, 282 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $21k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $169k implies a 69% 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 $124,450 (26.4% 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. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.66%
• DSCR: 0.93
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $218,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
336 S 15th St	0.35mi	4/2.0 (+1)	1,860 (+2%)	3mo	$70,000	$38	73
701 S 18th St	0.19mi	3/2.0	1,692 (-7%)	7mo	$109,000	$64	73
1413 Park Ave	0.34mi	3/2.0	1,669 (-8%)	3mo	$149,900	$90	67
2603 Springhill Rd	0.66mi	3/2.0	1,827 (+0%)	2mo	$225,000	$123	67
920 Sherwood Rd	0.42mi	2/2.0 (-1)	1,768 (-3%)	7mo	$165,000	$93	64
304 S 23rd St	0.32mi	3/2.0	1,650 (-9%)	10mo	$155,000	$94	61
211 Shale Crst	0.50mi	3/2.0	1,941 (+6%)	9mo	$245,000	$126	58
2608 Sunset Dr	0.70mi	3/3.0	1,847 (+1%)	8mo	$250,000	$135	55
3 Peterson Dr	0.53mi	3/2.0	1,592 (-13%)	3mo	$196,250	$123	52
140 Dolomite Dr	0.58mi	3/2.0	1,576 (-14%)	3mo	$189,000	$120	48
1204 Camelot Dr	0.55mi	3/2.0	1,556 (-15%)	5mo	$224,000	$144	46
320 S 13th St	0.48mi	4/2.0 (+1)	1,556 (-15%)	10mo	$142,000	$91	40

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: -15.1%
• Equity multiple: 0.43×
• Total profit: $-27,058
• Equity at exit: $30,049

10-year hold

• IRR: -7.5%
• Equity multiple: 0.47×
• Total profit: $-25,172
• 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: 11.3×

Monthly cashflow live

• Estimated rent: $1,244 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$92 /mo · $1,105/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-66

Break-even live

Break-even rent $1,328

Max offer price $157,412

Occupancy floor —

Sensitivity live

Price	-10% $30	-5% $-18	+0% $-66	+5% $-113	+10% $-161
Rent	-10% $-164	-5% $-115	+0% $-66	+5% $-16	+10% $33
Rate	-1.0pp $20	-0.5pp $-23	base $-66	+0.5pp $-109	+1.0pp $-154

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 24 events

1. 2026-06-21
   days on market $169,000 Active 55 DOM
2. 2026-06-21
   days on market $169,000 Active 54 DOM
3. 2026-06-18
   days on market $169,000 Active 52 DOM
4. 2026-06-17
   days on market $169,000 Active 51 DOM
5. 2026-06-16
   days on market $169,000 Active 50 DOM
6. 2026-06-15
   days on market $169,000 Active 49 DOM
7. 2026-06-13
   days on market $169,000 Active 47 DOM
8. 2026-06-12
   days on market $169,000 Active 46 DOM
9. 2026-06-09
   days on market $169,000 Active 43 DOM
10. 2026-06-08
    days on market $169,000 Active 42 DOM
11. 2026-06-08
    days on market $169,000 Active 41 DOM
12. 2026-06-07
    days on market $169,000 Active 40 DOM
13. 2026-06-04
    days on market $169,000 Active 37 DOM
14. 2026-06-02
    days on market $169,000 Active 36 DOM
15. 2026-06-01
    days on market $169,000 Active 35 DOM
16. 2026-05-31
    days on market $169,000 Active 34 DOM
17. 2026-05-12
    price $169,000
18. 2026-04-27
    listed $190,000 Active
19. 2018-06-06
    soldstatus $100,000 876-char remark

    Show marketing remark (876 chars)

    ***HUGE PRICE REDUCTION*** Commercial / Residential zoning! EXCELLENT location for a daycare, offices, or of course a perfect home for your family. This home is ENERGY EFFICIENT! New double pane, tilt-in windows. Home has been heavily insulated and sealed for the highest level of efficiency. 1822 Sq. Ft. 3 bedroom 2 bathrooms, gorgeous original hardwood flooring, recent updates in both bathrooms, water filtration system, new dishwasher, separate entrance into home from the convenient large circle drive. All bedrooms are of generous size & this home also features 2 dining areas & a large laundry / mud room. One car garage, basement, large lot with both a wooden privacy fence & separate yard enclosed with a chain link fence. Mature trees including both an apricot & pear tree. Excellent curb appeal & has been a pet-free home since it was built.

20. 2017-04-21
    listed $109,900 876-char remark

    Show marketing remark (876 chars)

    ***HUGE PRICE REDUCTION*** Commercial / Residential zoning! EXCELLENT location for a daycare, offices, or of course a perfect home for your family. This home is ENERGY EFFICIENT! New double pane, tilt-in windows. Home has been heavily insulated and sealed for the highest level of efficiency. 1822 Sq. Ft. 3 bedroom 2 bathrooms, gorgeous original hardwood flooring, recent updates in both bathrooms, water filtration system, new dishwasher, separate entrance into home from the convenient large circle drive. All bedrooms are of generous size & this home also features 2 dining areas & a large laundry / mud room. One car garage, basement, large lot with both a wooden privacy fence & separate yard enclosed with a chain link fence. Mature trees including both an apricot & pear tree. Excellent curb appeal & has been a pet-free home since it was built.

21. 2012-11-13
    soldstatus $96,000 227-char remark

    Show marketing remark (227 chars)

    This is an extremely well maintained home with 3 bedrooms, 1-3/4 baths, with oak floors in all 3 bedrooms and hallway. Home's roof is 7 years old, compressor still under warranty. Unfinished basement. Priced to sell quickly!

22. 2012-11-13
    soldstatus $96,000

    Show marketing remark (227 chars)

    This is an extremely well maintained home with 3 bedrooms, 1-3/4 baths, with oak floors in all 3 bedrooms and hallway. Home's roof is 7 years old, compressor still under warranty. Unfinished basement. Priced to sell quickly!

23. 2012-08-28
    listed $97,000 227-char remark

    Show marketing remark (227 chars)

    This is an extremely well maintained home with 3 bedrooms, 1-3/4 baths, with oak floors in all 3 bedrooms and hallway. Home's roof is 7 years old, compressor still under warranty. Unfinished basement. Priced to sell quickly!

24. 2002-09-25
    soldstatus $61,000

ⓘ 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: $1,105 · $92/mo
• Projected year-2 tax: $1,521 · $127/mo
• Expected delta: +$416/yr (+$35/mo · 37.6%)

ⓘ 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: $14,934
• − Mortgage interest: −$9,467
• − Property taxes: −$1,105
• − Insurance: −$845
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$4,916
• Taxable loss: −$3,788
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $122/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

+177.0% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $169,000 MLSOK
• 2026-04-27 Listed $190,000 MLSOK
• 2018-06-06 Sold (MLS) $100,000 MLSOK
• 2017-04-21 Listed $109,900 MLSOK
• 2012-11-13 Sold (Public Records) $96,000 Public Records
• 2012-11-13 Sold (MLS) $96,000 MLSOK
• 2012-08-28 Listed $97,000 MLSOK
• 2002-09-25 Sold (Public Records) $61,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,105 · +0.9% YoY. Source: county tax records.