409 S 15th St · Clinton, OK 73601

$139,900

2 bd · 1.0 ba · 1,314 sqft · SingleFamily public records · 55 Days on market

Built 1950 8,912 sqft lot Est $104k · 35% over

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Why this score? — see what drove the F 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 +10.6/30.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• 1% rule +2.6/10.0
• 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

Darling three bedroom, two bathroom home in the heart of Clinton! This bright and airy home boasts fresh paint, updated appliances, granite countertops, updated wood-like flooring, large rooms with plenty of storage, a private master bath, and has been kept meticulously clean and well-maintained by the owners! The backyard boasts a back patio with a covered pergola that is perfect for entertaining, along with a metal privacy fence and a large, two car detached garage that doubles as a shop for additional workspace or hobbies. The shop is even accessible through a double swinging gate from the street behind the home! This beautiful home is centrally located near the Route 66 museum, schools,

Key facts

• Updated appliances
• Fresh paint
• Private master bath

Tags

• FRESH PAINT
• UPDATED APPLIANCES
• GRANITE COUNTERTOPS
• WOOD-LIKE FLOORING
• PRIVATE MASTER BATH
• BACK PATIO

Property features AI

Finance

• Other: Occupied; Listed as active; Living area reported as 1,314 (assessor)
• Financial info: Not assumable; Buyer may qualify for a loan
• HOA & community: No mandatory association dues

Exterior

• Parking: Concrete parking; 2-car garage
• Utilities: Homestead exemption applied
• Home design: Single family residence; One story; Faces west; Residential property
• Construction: Frame and brick veneer construction; Composition roof; Built and existing
• Exterior features: Covered patio; Outbuildings; Workshop; Metal fencing; Interior lot

Interior

• Kitchen: Built-in gas range; Built-in gas oven
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: One living area; One dining area; No fireplace; Existing property (not new construction)
• Laundry & utility: Conventional foundation

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-69 ($-822/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (24.0% below list).
• Recommended offer: $106k (24.0% 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: Nance Es (430 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 $967 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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 $120k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $106,297 (24.0% 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 24% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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: 0.76% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $103,806
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 S 15th St	0.12mi	3/2.0 (+1)	1,261 (-4%)	12mo	$142,000	$113	69
1105 S 13th St	0.51mi	3/2.0 (+1)	1,272 (-3%)	1mo	$100,000	$79	61
1025 Court	0.31mi	2/1.0	1,128 (-14%)	11mo	$55,500	$49	53
323 N 8th St	0.71mi	2/2.0	1,246 (-5%)	2mo	$89,000	$71	53
517 S 12th St	0.23mi	3/1.5 (+1)	1,472 (+12%)	12mo	$107,000	$73	53
501 S 11th St	0.29mi	3/2.0 (+1)	1,433 (+9%)	12mo	$112,000	$78	52
421 S 19th St	0.28mi	3/1.0 (+1)	1,119 (-15%)	10mo	$124,900	$112	49
430 S 9th St	0.40mi	2/2.0	1,164 (-11%)	15mo	$132,000	$113	46
1509 Concord Ave	0.66mi	3/2.0 (+1)	1,408 (+7%)	4mo	$168,000	$119	45
717 S 7th St	0.60mi	3/2.0 (+1)	1,206 (-8%)	17mo	$79,900	$66	35
231 Shale Crst	0.73mi	3/2.0 (+1)	1,462 (+11%)	12mo	$150,000	$103	28
322 S 5th St	0.68mi	2/2.0	1,498 (+14%)	20mo	$110,000	$73	25

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: -15.7%
• Equity multiple: 0.41×
• Total profit: $-23,280
• Equity at exit: $24,875

10-year hold

• IRR: -8.2%
• Equity multiple: 0.42×
• Total profit: $-22,669
• Equity at exit: $19,107

Cash invested: $39,172 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-69

Break-even live

Break-even rent $1,150

Max offer price $127,794

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-29	+0% $-69	+5% $-108	+10% $-148
Rent	-10% $-153	-5% $-111	+0% $-69	+5% $-27	+10% $15
Rate	-1.0pp $2	-0.5pp $-33	base $-69	+0.5pp $-105	+1.0pp $-142

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-11
   status Pending
2. 2026-03-17
   status Active
3. 2026-03-17
   listed $139,900 Active
4. 2026-03-17
   historical
5. 2026-01-29
   status Pending
6. 2026-01-09
   listed $139,900 Active
7. 2026-01-09
   historical
8. 2025-11-05
   listed $144,900 Active
9. 2024-12-03
   historical
10. 2024-07-25
    price $144,900
11. 2024-07-10
    listed $149,900 Active
12. 2021-08-30
    soldstatus $119,500
13. 2021-08-27
    soldstatus $119,498 Sold
14. 2021-07-21
    status Pending
15. 2021-07-12
    listed $119,500 Active
16. 2017-08-14
    soldstatus $103,000
17. 2017-04-25
    listed $103,000
18. 2015-06-22
    soldstatus $40,001
19. 2015-03-23
    listed $49,900
20. 2000-01-13
    soldstatus $33,000

ⓘ 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: $1,396 · $116/mo
• Projected year-2 tax: $1,396 · $116/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $12,756
• − Mortgage interest: −$7,837
• − Property taxes: −$1,396
• − Insurance: −$700
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$4,070
• Taxable loss: −$3,287
• Est. tax savings @ 24.0%: +$789
• After-tax cash flow: $-33/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

+323.9% since first listed

20 events — show timeline

• 2026-05-11 Pending — MLSOK
• 2026-03-17 Relisted — MLSOK
• 2026-03-17 Listing Removed — MLSOK
• 2026-03-17 Listed $139,900 MLSOK
• 2026-01-29 Pending — MLSOK
• 2026-01-09 Listing Removed — MLSOK
• 2026-01-09 Listed $139,900 MLSOK
• 2025-11-05 Listed $144,900 MLSOK
• 2024-12-03 Listing Removed — MLSOK
• 2024-07-25 Price Changed $144,900 MLSOK
• 2024-07-10 Listed $149,900 MLSOK
• 2021-08-30 Sold (Public Records) $119,500 Public Records
• 2021-08-27 Sold (MLS) $119,498 MLSOK
• 2021-07-21 Pending — MLSOK
• 2021-07-12 Listed $119,500 MLSOK
• 2017-08-14 Sold (MLS) $103,000 MLSOK
• 2017-04-25 Listed $103,000 MLSOK
• 2015-06-22 Sold (MLS) $40,001 MLSOK
• 2015-03-23 Listed $49,900 MLSOK
• 2000-01-13 Sold (Public Records) $33,000 Public Records

Property tax history

+13.4%/yr

Latest (2023): $1,396 · +10.6% YoY. Source: county tax records.