1500 Pine Ave · Clinton, OK 73601

$109,950

3 bd · 1.0 ba · 1,225 sqft · SingleFamily public records · 25 Days on market

Built 1995 Est $89k · 23% over

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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 +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +5.4/10.0
• 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 MLS

Nice 3 bedroom 1 bath cental heat and air, good windows, new paint, One car detatched garage. Ready to move in.

Key facts

• New vinyl plank
• Double pane windows
• Newly painted

Tags

• NEW ROOF
• ORIGINAL HARDWOOD FLOORING
• NEW VINYL PLANK
• DOUBLE PANE WINDOWS
• NEWLY PAINTED
• BRAND NEW HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/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: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 6.0% 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+, schools F, amenities 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.
• 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 $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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $58k; list at $110k implies a 88% 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 $108,300 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $89,425
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 S 13th St	0.32mi	3/2.0	1,272 (+4%)	1mo	$100,000	$79	74
313 S 15th St	0.33mi	3/2.0	1,261 (+3%)	12mo	$142,000	$113	66
421 S 19th St	0.32mi	3/1.0	1,119 (-9%)	10mo	$124,900	$112	62
717 S 7th St	0.59mi	3/2.0	1,206 (-2%)	16mo	$79,900	$66	52
1025 Court	0.45mi	2/1.0 (-1)	1,128 (-8%)	11mo	$55,500	$49	52
1513 W Modelle Ave	0.14mi	3/1.0	1,406 (+15%)	23mo	$58,000	$41	50
430 S 9th St	0.48mi	2/2.0 (-1)	1,164 (-5%)	15mo	$132,000	$113	48
1509 Concord Ave	0.45mi	3/2.0	1,408 (+15%)	4mo	$168,000	$119	47
717 S 10th St	0.38mi	3/1.5	1,354 (+10%)	22mo	$45,000	$33	44
804 Broadway Ave	0.52mi	2/1.0 (-1)	1,076 (-12%)	12mo	$45,000	$42	40
1803 Orient	0.72mi	3/1.0	1,169 (-5%)	23mo	$31,000	$27	40
421 S 23rd Pl	0.60mi	3/1.5	1,122 (-8%)	21mo	$82,000	$73	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: -0.9%
• Equity multiple: 0.96×
• Total profit: $-1,146
• Equity at exit: $19,550

10-year hold

• IRR: 7.6%
• Equity multiple: 1.62×
• Total profit: $19,169
• Equity at exit: $15,017

Cash invested: $30,786 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $216

Break-even live

Break-even rent $869

Max offer price $109,950

Occupancy floor 76%

Sensitivity live

Price	-10% $278	-5% $247	+0% $216	+5% $184	+10% $153
Rent	-10% $125	-5% $170	+0% $216	+5% $261	+10% $306
Rate	-1.0pp $271	-0.5pp $244	base $216	+0.5pp $187	+1.0pp $158

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: $27,488
• Closing costs: $3,298
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $109,950 Active 25 DOM
2. 2026-06-18
   days on market $109,950 Active 23 DOM
3. 2026-06-17
   days on market $109,950 Active 22 DOM
4. 2026-06-16
   days on market $109,950 Active 21 DOM
5. 2026-06-15
   days on market $109,950 Active 20 DOM
6. 2026-06-13
   days on market $109,950 Active 18 DOM
7. 2026-06-12
   days on market $109,950 Active 17 DOM
8. 2026-06-09
   days on market $109,950 Active 14 DOM
9. 2026-06-08
   days on market $109,950 Active 13 DOM
10. 2026-06-08
    days on market $109,950 Active 12 DOM
11. 2026-06-07
    days on market $109,950 Active 11 DOM
12. 2026-06-04
    days on market $109,950 Active 8 DOM
13. 2026-06-02
    days on market $109,950 Active 7 DOM
14. 2026-06-01
    days on market $109,950 Active 6 DOM
15. 2026-05-31
    days on market $109,950 Active 5 DOM
16. 2026-05-26
    listed $109,950 Active
17. 2025-07-18
    soldstatus $58,500
18. 2020-09-04
    historical
19. 2020-08-06
    listed $58,000
20. 2012-01-27
    soldstatus $52,000 111-char remark

    Show marketing remark (111 chars)

    Nice 3 bedroom 1 bath cental heat and air, good windows, new paint, One car detatched garage. Ready to move in.

21. 2012-01-27
    soldstatus $52,000

    Show marketing remark (111 chars)

    Nice 3 bedroom 1 bath cental heat and air, good windows, new paint, One car detatched garage. Ready to move in.

22. 2011-11-14
    listed $54,900 111-char remark

    Show marketing remark (111 chars)

    Nice 3 bedroom 1 bath cental heat and air, good windows, new paint, One car detatched garage. Ready to move in.

23. 2011-10-27
    soldstatus $35,500

ⓘ 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: $773 · $64/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$217/yr (+$18/mo · 28.0%)

ⓘ 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: $13,708
• − Mortgage interest: −$6,159
• − Property taxes: −$773
• − Insurance: −$550
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$3,199
• Taxable income: $834
• Est. tax owed @ 24.0%: −$200
• After-tax cash flow: $2,387/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

+209.7% since first listed

8 events — show timeline

• 2026-05-26 Listed $109,950 FSBO.com
• 2025-07-18 Sold (Public Records) $58,500 Public Records
• 2020-09-04 Listing Removed — MLSOK
• 2020-08-06 Listed $58,000 MLSOK
• 2012-01-27 Sold (Public Records) $52,000 Public Records
• 2012-01-27 Sold (MLS) $52,000 MLSOK
• 2011-11-14 Listed $54,900 MLSOK
• 2011-10-27 Sold (Public Records) $35,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $773 · +2.7% YoY. Source: county tax records.