10826 Post Oak Rd · Kingston, OK 73439

$125,000

2 bd · 1.0 ba · 616 sqft · SingleFamily public records · 148 Days on market

Built 1986 Good condition 10,150 sqft lot $203/sqft · at area comps Est $172k · 28% under

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Why this score? — see what drove the A 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0

Listing remarks

Don't miss out on this great lake property, located in the Oakview area, just a short golf cart ride to the sandiest beaches on Lake Texoma! Home has been recently remodeled with new kitchen appliances, new flooring & fresh paint throughout! Call soon on this one!

Key facts

• Fresh paint
• New flooring
• Lake property

Tags

• LAKE PROPERTY
• NEW KITCHEN APPLIANCES
• NEW FLOORING
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.5% in Kingston — 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 62/100 on livability (#251 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Kingston (rural): math 27% / reading 32% proficiency, ranked #70 of 270 in OK (top 26%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kingston Es (math 33% / reading 32%, grade F, #210 of 845 statewide, top 25%, 620 students, 0% FRL); Kingston Ms (math 23% / reading 34%, grade F, #57 of 345 statewide, top 18%, 286 students, 0% FRL); Kingston Hs (math 22% / reading 27%, grade F, #150 of 447 statewide, top 48%, 362 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 558 active listings in the ZIP; 42 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Marshall County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.33% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.26%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (median comp): $172,471
• List price: $125,000
• Delta: -27.52%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3427 Scotty Ln	0.45mi	2/1.0	672 (+9%)	1mo	$135,000	$201	63
3812 Kiowa Dr	0.20mi	3/1.5 (+1)	648 (+5%)	59mo	$27,500	$42	55
12311 Birdhouse Rd	1.56mi	2/1.0	644 (+4%)	9mo	$21,900	$34	50
3947 Cheyenne Dr	0.15mi	2/1.0	784 (+27%)	39mo	$69,900	$89	48
3427 Scott Ln	0.45mi	2/1.0	672 (+9%)	52mo	$108,000	$161	44
10539 Pecan Rd	0.28mi	2/1.0	783 (+27%)	47mo	$128,000	$163	42
12428 Kaney Rd	1.62mi	2/1.0	780 (+27%)	16mo	$112,000	$144	26
5370 Osborn Rd	1.61mi	2/2.0	720 (+17%)	35mo	$660,000	$917	16
5112 Oakwood Dr	1.41mi	3/1.5 (+1)	798 (+30%)	37mo	$199,000	$249	13

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 3.97×
• Total profit: $103,803
• Equity at exit: $112,610

10-year hold

• IRR: 33.2%
• Equity multiple: 8.93×
• Total profit: $277,462
• Equity at exit: $242,848

Cash invested: $35,000 (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 73439

• Home prices YoY: 12.3%
• Active inventory: 558
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $562

Break-even live

Break-even rent $947

Max offer price $125,000

Occupancy floor 61%

Sensitivity live

Price	-10% $632	-5% $597	+0% $562	+5% $526	+10% $491
Rent	-10% $431	-5% $496	+0% $562	+5% $627	+10% $693
Rate	-1.0pp $625	-0.5pp $593	base $562	+0.5pp $529	+1.0pp $496

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: $31,250
• Closing costs: $3,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity availableWater available (private)Septic tank
• Home design: Single-story homeFaces southEntry on crawlspace foundation
• Construction: Vinyl sidingWood frame constructionAsphalt/fiberglass roofBuilt (year per public records)
• Exterior features: PorchMature trees on the lot

Interior

• Kitchen: Electric ovenRangeRefrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingWindow unit(s) for cooling
• Interior features: Ceiling fan(s)Laminate countersOther interior features

Listing history 50 events

1. 2026-09-24
   days on market $125,000 Active 148 DOM
2. 2026-09-24
   days on market $125,000 Active 147 DOM
3. 2026-09-22
   days on market $125,000 Active 146 DOM
4. 2026-09-20
   days on market $125,000 Active 144 DOM
5. 2026-09-19
   days on market $125,000 Active 143 DOM
6. 2026-09-18
   days on market $125,000 Active 142 DOM
7. 2026-09-17
   days on market $125,000 Active 141 DOM
8. 2026-09-16
   days on market $125,000 Active 140 DOM
9. 2026-09-15
   days on market $125,000 Active 139 DOM
10. 2026-09-14
    days on market $125,000 Active 138 DOM
11. 2026-09-13
    days on market $125,000 Active 137 DOM
12. 2026-09-12
    days on market $125,000 Active 136 DOM
13. 2026-09-11
    days on market $125,000 Active 135 DOM
14. 2026-09-05
    days on market $125,000 Active 129 DOM
15. 2026-09-04
    days on market $125,000 Active 128 DOM
16. 2026-09-03
    days on market $125,000 Active 127 DOM
17. 2026-08-31
    days on market $125,000 Active 124 DOM
18. 2026-08-30
    days on market $125,000 Active 123 DOM
19. 2026-08-29
    days on market $125,000 Active 122 DOM
20. 2026-08-28
    days on market $125,000 Active 121 DOM
21. 2026-08-27
    days on market $125,000 Active 120 DOM
22. 2026-08-26
    days on market $125,000 Active 119 DOM
23. 2026-08-25
    days on market $125,000 Active 118 DOM
24. 2026-08-24
    days on market $125,000 Active 117 DOM
25. 2026-08-23
    days on market $125,000 Active 116 DOM
26. 2026-08-22
    days on market $125,000 Active 115 DOM
27. 2026-08-21
    days on market $125,000 Active 114 DOM
28. 2026-08-20
    days on market $125,000 Active 113 DOM
29. 2026-08-19
    days on market $125,000 Active 112 DOM
30. 2026-08-18
    days on market $125,000 Active 111 DOM
31. 2026-08-17
    days on market $125,000 Active 110 DOM
32. 2026-08-16
    days on market $125,000 Active 109 DOM
33. 2026-08-15
    days on market $125,000 Active 108 DOM
34. 2026-08-14
    days on market $125,000 Active 107 DOM
35. 2026-08-13
    days on market $125,000 Active 106 DOM
36. 2026-08-12
    days on market $125,000 Active 105 DOM
37. 2026-08-11
    days on market $125,000 Active 104 DOM
38. 2026-08-10
    days on market $125,000 Active 103 DOM
39. 2026-08-09
    days on market $125,000 Active 102 DOM
40. 2026-08-08
    days on market $125,000 Active 101 DOM
41. 2026-08-07
    days on market $125,000 Active 100 DOM
42. 2026-08-06
    days on market $125,000 Active 99 DOM
43. 2026-08-05
    days on market $125,000 Active 98 DOM
44. 2026-08-04
    days on market $125,000 Active 97 DOM
45. 2026-08-03
    days on market $125,000 Active 96 DOM
46. 2026-07-31
    days on market $125,000 Active 93 DOM
47. 2026-07-29
    days on market $125,000 Active 91 DOM
48. 2026-07-27
    days on market $125,000 Active 89 DOM
49. 2026-07-25
    days on market $125,000 Active 87 DOM
50. 2026-07-23
    days on market $125,000 Active 85 DOM

ⓘ 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: $490 · $41/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$635/yr (+$53/mo · 129.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,900
• − Mortgage interest: −$7,002
• − Property taxes: −$490
• − Insurance: −$625
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$3,636
• Taxable income: $4,962
• Est. tax owed @ 24.0%: −$1,191
• After-tax cash flow: $5,549/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $3,080–$9,240 screening

This single-family home is in good condition with recent cosmetic updates, making it a great investment opportunity for both resale and rental.

Components & finishes AI

Roof asphalt shingle · good Flooring laminate

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the home's curb appeal and add value to the property. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Kingston Es F OK #210/845 Nat'l #24,773/41,679 Middle Kingston Ms F OK #57/345 Nat'l #9,410/14,009 High Kingston Hs F OK #150/447 Nat'l #12,478/17,239

Schools (NCES district)

• District: Kingston
• NCES district ID: 4016590
• Math proficiency: 27% ▼ -7.00%
• Reading proficiency: 32% ▼ -7.00%
• Median HH income: $40,655
• Composite: 24.88/100
• National rank: #7585
• State rank: #70 of 270 in OK

C Composite livability gradescore 62/100

Livability — Kingston

• Score: 62/100
• State rank: #251
• US rank: #16664

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marshall · 17,405 people
• Population (ZIP): 7,011
• Household income: $52,740
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 5% of renters

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Population outlook (Marshall County) Hauer SSP2

• Today (2025): 17,405 people
• By 2030: 18,038 · +3.6%
• By 2040: 19,513 · +12.1%
• By 2050: 21,283 · +22.3%
• By 2075: 27,884 · +60.2%
• By 2100: 35,435 · +103.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 16% Native American 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 3% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

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Political lean MEDSL · Marshall

• 2024 margin: Solid R (+63.4) · D 17.7% · R 81.2% · Other 1.1%
• 2008→2024 swing: -24.6pp toward R · 2008: -38.8pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+62.5 2016: R+56.6 2012: R+45.7 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.96%
• Current HPI: 246.2253
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

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Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity availableWater available (private)Septic tank
• Home design: Single-story homeFaces southEntry on crawlspace foundation
• Construction: Vinyl sidingWood frame constructionAsphalt/fiberglass roofBuilt (year per public records)
• Exterior features: PorchMature trees on the lot

Interior

• Kitchen: Electric ovenRangeRefrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingWindow unit(s) for cooling
• Interior features: Ceiling fan(s)Laminate countersOther interior features

Price history

+210.0% since first listed

9 events — show timeline

• 2026-04-29 Listing Removed — MLS Technology, Inc.
• 2026-04-29 Listed $155,000 MLS Technology, Inc.
• 2025-10-29 Listed $155,000 MLS Technology, Inc.
• 2025-10-23 Listing Removed — MLS Technology, Inc.
• 2025-04-23 Listed $155,000 MLS Technology, Inc.
• 2024-06-25 Listing Removed — MLS Technology, Inc.
• 2024-06-16 Price Changed $140,000 MLS Technology, Inc.
• 2024-04-13 Listed $150,000 MLS Technology, Inc.
• 2022-03-03 Sold (Public Records) $50,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $490 · +4.9% YoY. Source: county tax records.