124 Rawlings · Clinton, OK 73601

$149,900

3 bd · 1.0 ba · 1,430 sqft · SingleFamily public records · 1 Days on market

Built 1975 1,967 ac lot Est $170k · 12% 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 +12.9/15.0
• Cash flow +12.6/30.0
• DSCR +3.8/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Nice brick three bedroom home in a nice neighborhood. Enclosed patio . Nice outbuilding for shop or storage. Priced to sell!

Key facts

• 1967 acre lot
• 2 garage spots
• Built 1975

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-18 ($-218/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (20.6% below list).
• Recommended offer: $119k (20.6% 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: 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $100k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $107k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $119,059 (20.6% 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 1975 — 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: 0.79% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $170,170
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 S 28th St	0.26mi	3/2.0	1,547 (+8%)	2mo	$165,500	$107	68
3 Peterson Dr	0.15mi	3/2.0	1,592 (+11%)	3mo	$196,250	$123	68
1509 Concord Ave	0.67mi	3/2.0	1,408 (-2%)	4mo	$168,000	$119	59
2518 Manor Way	0.27mi	3/2.0	1,485 (+4%)	22mo	$139,000	$94	59
231 Shale Crst	0.59mi	3/2.0	1,462 (+2%)	12mo	$150,000	$103	55
619 S 18th St	0.47mi	3/2.0	1,416 (-1%)	21mo	$69,300	$49	55
211 Granite Wash St	0.66mi	3/2.0	1,532 (+7%)	1mo	$215,000	$140	53
265 Regency Dr	0.53mi	3/2.0	1,341 (-6%)	12mo	$175,000	$130	51
418 S 17th St	0.59mi	3/2.0	1,543 (+8%)	6mo	$134,000	$87	50
1204 Camelot Dr	0.59mi	3/2.0	1,556 (+9%)	5mo	$224,000	$144	50
1513 W Modelle Ave	0.66mi	3/1.0	1,406 (-2%)	23mo	$58,000	$41	47
140 Dolomite Dr	0.69mi	3/2.0	1,576 (+10%)	3mo	$189,000	$120	44

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: -13.4%
• Equity multiple: 0.49×
• Total profit: $-21,431
• Equity at exit: $26,653

10-year hold

• IRR: -5.5%
• Equity multiple: 0.60×
• Total profit: $-16,729
• Equity at exit: $20,473

Cash invested: $41,972 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$110 /mo · $1,322/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-18

Break-even live

Break-even rent $1,214

Max offer price $146,695

Occupancy floor 97%

Sensitivity live

Price	-10% $67	-5% $24	+0% $-18	+5% $-61	+10% $-103
Rent	-10% $-112	-5% $-65	+0% $-18	+5% $29	+10% $76
Rate	-1.0pp $57	-0.5pp $20	base $-18	+0.5pp $-57	+1.0pp $-97

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-18
   status Pending
2. 2026-04-18
   price $149,900
3. 2026-04-17
   listed $249,900 Active
4. 2020-03-19
   soldstatus $107,000 124-char remark

   Show marketing remark (124 chars)

   Nice brick three bedroom home in a nice neighborhood. Enclosed patio . Nice outbuilding for shop or storage. Priced to sell!

5. 2019-08-16
   listed $107,000 124-char remark

   Show marketing remark (124 chars)

   Nice brick three bedroom home in a nice neighborhood. Enclosed patio . Nice outbuilding for shop or storage. Priced to sell!

ⓘ 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: $1,322 · $110/mo
• Projected year-2 tax: $1,349 · $112/mo
• Expected delta: +$27/yr (+$2/mo · 2.0%)

ⓘ 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: $14,287
• − Mortgage interest: −$8,397
• − Property taxes: −$1,322
• − Insurance: −$750
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$4,361
• Taxable loss: −$2,828
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $461/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

+40.1% since first listed

5 events — show timeline

• 2026-04-18 Pending — MLSOK
• 2026-04-18 Price Changed $149,900 MLSOK
• 2026-04-17 Listed $249,900 MLSOK
• 2020-03-19 Sold (MLS) $107,000 MLSOK
• 2019-08-16 Listed $107,000 MLSOK

Property tax history

+7.3%/yr

Latest (2025): $1,322 · +2.6% YoY. Source: county tax records.