7199 Twin Oak · Kingston, OK 73439

$239,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 38 Days on market

Built 2000 7,471 sqft lot $32/mo HOA · 2% of rent

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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 +18.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Price Improvement! Welcome to peaceful living in the beautiful, gated community of Oak Ridge Estates! This well-maintained 2-bedroom, 2-bath home offers comfort, charm, and a relaxed lifestyle surrounded by mature trees and open space. Inside, you’ll find a spacious open-concept living, kitchen, and dining area filled with natural light and finished with durable engineered wood flooring. The functional layout provides comfortable everyday living, while the kitchen offers ample cabinet and counter space. Both bedrooms are nicely sized, and the dedicated laundry area adds everyday convenience. Enjoy your morning coffee or evening sunsets from the full-length covered front porch, and take advantage of the extra outdoor space with room to expand, whether you’re considering a shop, garden, or additional outdoor living area. Oak Ridge Estates offers excellent HOA amenities, including two swimming pools, tennis court, basketball court, park areas, and gated entry with security, providing recreation and peace of mind. Located just minutes from Lake Texoma and a short drive to Kingston and Durant, this property would make an excellent primary residence, retirement home, or weekend lake getaway. For buyers looking for a turn-key lake retreat, the seller may also be willing to include most furnishings with an acceptable offer, making it easy to start enjoying the Lake Texoma lifestyle right away.

Key facts

• Huge front porch
• Incredible amenities
• Pools

Tags

• GATED OAK RIDGE ESTATES
• HUGE FRONT PORCH
• SOUGHT-AFTER HOA COMMUNITY
• INCREDIBLE AMENITIES
• POOLS
• BASKETBALL COURTS

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association with annual fee; Annual association fee applies; Community amenities include clubhouse, gated entry, park, pool, tennis courts, and trails; Pets allowed in the association

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: Single-story; Faces north; Crawlspace foundation
• Construction: Masonite and wood frame construction; Asphalt/fiberglass shingle roof; Built year from public records
• Exterior features: Covered porch; Shed(s); Chain link fencing; No other exterior features listed; Located less than 5 miles from Texoma Lake

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range / Stove; Refrigerator; Icemaker / Plumbed for ice maker; Electric water heater
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Quartz counters; Stone counters; Aluminum frame windows; Electric oven and range connections; No other interior features listed
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (11.6% below list).
• Recommended offer: $211k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.6% 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: 436 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 $26k of equity ($2k loan paydown + $24k 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 $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $140k; list at $239k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,323 (11.6% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.88% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.16
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.9%
• Equity multiple: 3.14×
• Total profit: $143,252
• Equity at exit: $215,310

10-year hold

• IRR: 23.6%
• Equity multiple: 7.15×
• Total profit: $411,328
• Equity at exit: $464,324

Cash invested: $66,920 (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: 436
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,113 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$100
• HOA: −$32
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $207

Break-even live

Break-even rent $1,851

Max offer price $239,000

Occupancy floor 85%

Sensitivity live

Price	-10% $342	-5% $274	+0% $207	+5% $139	+10% $71
Rent	-10% $40	-5% $123	+0% $207	+5% $290	+10% $374
Rate	-1.0pp $327	-0.5pp $268	base $207	+0.5pp $145	+1.0pp $82

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: poolsecurity

Listing history 25 events

1. 2026-06-22
   days on market $239,000 Active 38 DOM
2. 2026-06-19
   days on market $239,000 Active 36 DOM
3. 2026-06-18
   days on market $239,000 Active 35 DOM
4. 2026-06-17
   days on market $239,000 Active 34 DOM
5. 2026-06-16
   days on market $239,000 Active 33 DOM
6. 2026-06-15
   days on market $239,000 Active 32 DOM
7. 2026-06-14
   days on market $239,000 Active 30 DOM
8. 2026-06-13
   days on market $239,000 Active 29 DOM
9. 2026-06-10
   days on market $239,000 Active 27 DOM
10. 2026-06-09
    days on market $239,000 Active 26 DOM
11. 2026-06-08
    days on market $239,000 Active 25 DOM
12. 2026-06-07
    days on market $239,000 Active 24 DOM
13. 2026-06-05
    days on market $239,000 Active 21 DOM
14. 2026-06-02
    days on market $239,000 Active 19 DOM
15. 2026-06-01
    days on market $239,000 Active 18 DOM
16. 2026-05-31
    days on market $239,000 Active 17 DOM
17. 2026-05-30
    days on market $239,000 Active 16 DOM
18. 2026-05-14
    listed $239,000 Active
19. 2026-04-14
    soldstatus $140,000
20. 2026-04-10
    soldstatus $140,000 Closed 1420-char remark

    Show marketing remark (1420 chars)

    Price Improvement! Welcome to peaceful living in the beautiful, gated community of Oak Ridge Estates! This well-maintained 2-bedroom, 2-bath home offers comfort, charm, and a relaxed lifestyle surrounded by mature trees and open space. Inside, you’ll find a spacious open-concept living, kitchen, and dining area filled with natural light and finished with durable engineered wood flooring. The functional layout provides comfortable everyday living, while the kitchen offers ample cabinet and counter space. Both bedrooms are nicely sized, and the dedicated laundry area adds everyday convenience. Enjoy your morning coffee or evening sunsets from the full-length covered front porch, and take advantage of the extra outdoor space with room to expand, whether you’re considering a shop, garden, or additional outdoor living area. Oak Ridge Estates offers excellent HOA amenities, including two swimming pools, tennis court, basketball court, park areas, and gated entry with security, providing recreation and peace of mind. Located just minutes from Lake Texoma and a short drive to Kingston and Durant, this property would make an excellent primary residence, retirement home, or weekend lake getaway. For buyers looking for a turn-key lake retreat, the seller may also be willing to include most furnishings with an acceptable offer, making it easy to start enjoying the Lake Texoma lifestyle right away.

21. 2026-03-19
    status Pending 1420-char remark

    Show marketing remark (1420 chars)

    Price Improvement! Welcome to peaceful living in the beautiful, gated community of Oak Ridge Estates! This well-maintained 2-bedroom, 2-bath home offers comfort, charm, and a relaxed lifestyle surrounded by mature trees and open space. Inside, you’ll find a spacious open-concept living, kitchen, and dining area filled with natural light and finished with durable engineered wood flooring. The functional layout provides comfortable everyday living, while the kitchen offers ample cabinet and counter space. Both bedrooms are nicely sized, and the dedicated laundry area adds everyday convenience. Enjoy your morning coffee or evening sunsets from the full-length covered front porch, and take advantage of the extra outdoor space with room to expand, whether you’re considering a shop, garden, or additional outdoor living area. Oak Ridge Estates offers excellent HOA amenities, including two swimming pools, tennis court, basketball court, park areas, and gated entry with security, providing recreation and peace of mind. Located just minutes from Lake Texoma and a short drive to Kingston and Durant, this property would make an excellent primary residence, retirement home, or weekend lake getaway. For buyers looking for a turn-key lake retreat, the seller may also be willing to include most furnishings with an acceptable offer, making it easy to start enjoying the Lake Texoma lifestyle right away.

22. 2026-03-10
    price $174,900 1420-char remark

    Show marketing remark (1420 chars)

    Price Improvement! Welcome to peaceful living in the beautiful, gated community of Oak Ridge Estates! This well-maintained 2-bedroom, 2-bath home offers comfort, charm, and a relaxed lifestyle surrounded by mature trees and open space. Inside, you’ll find a spacious open-concept living, kitchen, and dining area filled with natural light and finished with durable engineered wood flooring. The functional layout provides comfortable everyday living, while the kitchen offers ample cabinet and counter space. Both bedrooms are nicely sized, and the dedicated laundry area adds everyday convenience. Enjoy your morning coffee or evening sunsets from the full-length covered front porch, and take advantage of the extra outdoor space with room to expand, whether you’re considering a shop, garden, or additional outdoor living area. Oak Ridge Estates offers excellent HOA amenities, including two swimming pools, tennis court, basketball court, park areas, and gated entry with security, providing recreation and peace of mind. Located just minutes from Lake Texoma and a short drive to Kingston and Durant, this property would make an excellent primary residence, retirement home, or weekend lake getaway. For buyers looking for a turn-key lake retreat, the seller may also be willing to include most furnishings with an acceptable offer, making it easy to start enjoying the Lake Texoma lifestyle right away.

23. 2026-02-26
    listed $180,000 Active 1420-char remark

    Show marketing remark (1420 chars)

    Price Improvement! Welcome to peaceful living in the beautiful, gated community of Oak Ridge Estates! This well-maintained 2-bedroom, 2-bath home offers comfort, charm, and a relaxed lifestyle surrounded by mature trees and open space. Inside, you’ll find a spacious open-concept living, kitchen, and dining area filled with natural light and finished with durable engineered wood flooring. The functional layout provides comfortable everyday living, while the kitchen offers ample cabinet and counter space. Both bedrooms are nicely sized, and the dedicated laundry area adds everyday convenience. Enjoy your morning coffee or evening sunsets from the full-length covered front porch, and take advantage of the extra outdoor space with room to expand, whether you’re considering a shop, garden, or additional outdoor living area. Oak Ridge Estates offers excellent HOA amenities, including two swimming pools, tennis court, basketball court, park areas, and gated entry with security, providing recreation and peace of mind. Located just minutes from Lake Texoma and a short drive to Kingston and Durant, this property would make an excellent primary residence, retirement home, or weekend lake getaway. For buyers looking for a turn-key lake retreat, the seller may also be willing to include most furnishings with an acceptable offer, making it easy to start enjoying the Lake Texoma lifestyle right away.

24. 2020-09-08
    soldstatus $95,000
25. 2007-08-28
    soldstatus $62,500

ⓘ 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: $933 · $78/mo
• Projected year-2 tax: $2,151 · $179/mo
• Expected delta: +$1,218/yr (+$102/mo · 130.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $25,359
• − Mortgage interest: −$13,388
• − Property taxes: −$933
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − HOA: −$384
• − Depreciation: −$6,953
• Taxable loss: −$1,551
• Est. tax savings @ 24.0%: +$372
• After-tax cash flow: $2,854/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: 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

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

• Population (ZIP): 7,011

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%

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%

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

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+282.4% since first listed

8 events — show timeline

• 2026-05-14 Listed $239,000 MLS Technology, Inc.
• 2026-04-14 Sold (Public Records) $140,000 Public Records
• 2026-04-10 Sold (MLS) $140,000 MLS Technology, Inc.
• 2026-03-19 Pending — MLS Technology, Inc.
• 2026-03-10 Price Changed $174,900 MLS Technology, Inc.
• 2026-02-26 Listed $180,000 MLS Technology, Inc.
• 2020-09-08 Sold (Public Records) $95,000 Public Records
• 2007-08-28 Sold (Public Records) $62,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $933 · -2.6% YoY. Source: county tax records.