9530 Scout Ln · Kingston, OK 73439

$234,900

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 45 Days on market

Built 2021 1.20 ac lot

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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 +22.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Built in 2021, this well-maintained home sits on a spacious 1.2-acre corner lot just minutes from the Soldier Creek area of Lake Texoma—one of the most popular recreational lakes in the region, attracting millions of visitors each year for boating, fishing, and outdoor fun. The home features an open-concept layout with a split bedroom floor plan, offering both functionality and privacy. Step out back to a custom-built deck overlooking a fenced yard—perfect for relaxing or entertaining. Additional improvements include an 18x18 storage building with roll-up door and a full RV hookup with electric, water, and sewer, giving you flexibility for guests or additional use. Located in a

Key facts

• Fenced yard
• Storage building
• Custom built deck

Tags

• SPACIOUS CORNER LOT
• CUSTOM BUILT DECK
• FENCED YARD
• STORAGE BUILDING
• FULL RV HOOKUP

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Water available (rural); Aerobic septic system
• Home design: Single-story; Faces south; Crawlspace foundation; Modular/Prefab construction
• Construction: HardiPlank-type siding; Asphalt/fiberglass roof
• Exterior features: Deck; Shed(s); Partial fencing; Corner lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Laminate counters; Electric range connection; Other interior features; Vinyl window frames
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/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 $233k (0.8% below list).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: schools F, amenities F, commute 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.
• Market conditions: 435 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 $25k of equity ($2k loan paydown + $23k 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 $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 7 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 $26k; list at $235k implies a 803% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $227,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 0.99% ✗
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 8.4

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: 29.7%
• Equity multiple: 3.34×
• Total profit: $153,719
• Equity at exit: $211,617

10-year hold

• IRR: 25.7%
• Equity multiple: 7.57×
• Total profit: $432,176
• Equity at exit: $456,359

Cash invested: $65,772 (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: 435
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,331 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $406

Break-even live

Break-even rent $1,817

Max offer price $234,900

Occupancy floor 78%

Sensitivity live

Price	-10% $539	-5% $473	+0% $406	+5% $340	+10% $273
Rent	-10% $222	-5% $314	+0% $406	+5% $498	+10% $590
Rate	-1.0pp $524	-0.5pp $466	base $406	+0.5pp $345	+1.0pp $283

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $234,900 Active 45 DOM
2. 2026-06-18
   days on market $234,900 Active 44 DOM
3. 2026-06-17
   days on market $234,900 Active 43 DOM
4. 2026-06-16
   days on market $234,900 Active 42 DOM
5. 2026-06-15
   days on market $234,900 Active 41 DOM
6. 2026-06-14
   days on market $234,900 Active 39 DOM
7. 2026-06-13
   days on market $234,900 Active 38 DOM
8. 2026-06-10
   days on market $234,900 Active 36 DOM
9. 2026-06-09
   days on market $234,900 Active 35 DOM
10. 2026-06-09
    price $234,900 Active 34 DOM
11. 2026-06-08
    days on market $239,900 Active 34 DOM
12. 2026-06-07
    days on market $239,900 Active 33 DOM
13. 2026-06-05
    days on market $239,900 Active 30 DOM
14. 2026-06-02
    days on market $239,900 Active 28 DOM
15. 2026-06-01
    days on market $239,900 Active 27 DOM
16. 2026-05-31
    days on market $239,900 Active 26 DOM
17. 2026-05-30
    days on market $239,900 Active 25 DOM
18. 2026-05-05
    listed $239,900 Active
19. 2026-04-20
    status Active
20. 2026-04-19
    historical
21. 2026-04-01
    status Active
22. 2026-03-01
    status Active
23. 2026-02-01
    status Active
24. 2026-01-01
    status Active
25. 2025-10-30
    price $244,000
26. 2025-10-20
    listed $245,000 Active
27. 2007-10-15
    soldstatus $26,000

ⓘ 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: $1,271 · $106/mo
• Projected year-2 tax: $2,114 · $176/mo
• Expected delta: +$843/yr (+$70/mo · 66.3%)

ⓘ 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 ≥109°F today · 20 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: $27,976
• − Mortgage interest: −$13,158
• − Property taxes: −$1,271
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − Depreciation: −$6,833
• Taxable income: $1,063
• Est. tax owed @ 24.0%: −$255
• After-tax cash flow: $4,618/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

+822.7% since first listed

10 events — show timeline

• 2026-05-05 Listed $239,900 MLS Technology, Inc.
• 2026-04-20 Relisted — MLSOK
• 2026-04-19 Listing Removed — MLSOK
• 2026-04-01 Relisted — MLSOK
• 2026-03-01 Relisted — MLSOK
• 2026-02-01 Relisted — MLSOK
• 2026-01-01 Relisted — MLSOK
• 2025-10-30 Price Changed $244,000 MLSOK
• 2025-10-20 Listed $245,000 MLSOK
• 2007-10-15 Sold (Public Records) $26,000 Public Records

Property tax history

+25.4%/yr

Latest (2025): $1,271 · -7.9% YoY. Source: county tax records.