526 N 7th St · Clinton, OK 73601

$56,000

2 bd · 2.0 ba · 980 sqft · SingleFamily public records · 29 Days on market

Built 1920 7,000 sqft lot Est $78k · 29% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks

Great opportunity to own a home on a corner lot. New roof in 2024. This would make a great first home or an investment for rental property. Storm shelter on property is fairly new and in very good shape to help keep you safe during storms. Come take a look and she what visions you have.

Key facts

• Storm shelter
• Corner lot
• New roof

Tags

• CORNER LOT
• NEW ROOF
• STORM SHELTER

Property features AI

Finance

• Other: Living area recorded as 980 (assessor)
• Financial info: Currently for sale (Active); Loan qualification possible
• HOA & community: No mandatory association dues; Homestead exemption

Exterior

• Parking: 1-car garage
• Utilities: Public utilities
• Home design: Single-family residence; One level; Property faces east
• Construction: Frame construction; Composition roof (new 2024); Conventional foundation; Built (existing)
• Exterior features: Outbuildings; Corner lot; Below-ground storm shelter

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Interior features: In-law plan

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($873 rent vs $56k).
• Recommended offer: $55k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% 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: 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 $387 of loan paydown is wiped out by about $1k 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 $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $56k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $55,160 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.56% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.77%
• DSCR: 2.15
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $78,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 Orient Ave	0.32mi	3/1.0 (+1)	996 (+2%)	1mo	$92,000	$92	72
1401 Dunn Ave	0.52mi	2/1.0	1,008 (+3%)	1mo	$70,000	$69	66
1125 Blackstone Ave	0.38mi	3/1.0 (+1)	1,026 (+5%)	4mo	$103,000	$100	62
524 N 8th St	0.07mi	2/1.0	848 (-14%)	10mo	$77,000	$91	62
512 N 15th St	0.57mi	3/1.0 (+1)	984 (+0%)	5mo	$8,000	$8	59
508 S 5th St	0.66mi	2/1.0	958 (-2%)	3mo	$113,000	$118	59
1300 Wells Ave	0.47mi	3/1.5 (+1)	1,036 (+6%)	7mo	$114,000	$110	56
625 Santa Fe Dr	0.20mi	3/1.0 (+1)	1,056 (+8%)	18mo	$85,000	$80	53
524 S 8th St	0.72mi	3/1.0 (+1)	956 (-2%)	8mo	$47,000	$49	47
418 Wise Ave	0.72mi	3/1.0 (+1)	1,018 (+4%)	7mo	$62,300	$61	45
1510 Orient Ave	0.65mi	2/1.0	875 (-11%)	8mo	$50,000	$57	42
804 Broadway Ave	0.66mi	2/1.0	1,076 (+10%)	12mo	$45,000	$42	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: 20.9%
• Equity multiple: 1.89×
• Total profit: $13,878
• Equity at exit: $9,957

10-year hold

• IRR: 28.1%
• Equity multiple: 3.61×
• Total profit: $40,994
• Equity at exit: $7,648

Cash invested: $15,680 (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: 5.3×

Monthly cashflow live

• Estimated rent: $873 medium
• Mortgage (P&I): −$294
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $337

Break-even live

Break-even rent $447

Max offer price $56,000

Occupancy floor 56%

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-21
   status Pending
2. 2026-04-22
   listed $56,000 Active
3. 2001-08-29
   soldstatus $14,000
4. 2001-08-29
   soldstatus $14,000

ⓘ 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: $430 · $36/mo
• Projected year-2 tax: $504 · $42/mo
• Expected delta: +$74/yr (+$6/mo · 17.2%)

ⓘ 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: $10,475
• − Mortgage interest: −$3,137
• − Property taxes: −$430
• − Insurance: −$280
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$1,629
• Taxable income: $3,323
• Est. tax owed @ 24.0%: −$798
• After-tax cash flow: $3,244/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

+300.0% since first listed

4 events — show timeline

• 2026-05-21 Pending — MLSOK
• 2026-04-22 Listed $56,000 MLSOK
• 2001-08-29 Sold (Public Records) $14,000 Public Records
• 2001-08-29 Sold (Public Records) $14,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $430 · +2.4% YoY. Source: county tax records.