6129 Dixie · New Woodville, OK 73439

$285,000

4 bd · 2.0 ba · 1,392 sqft · Other public records · 117 Days on market

Built 2023 0.29 ac lot ↓ 11% since listing

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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 +15.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This beautifully designed open-concept living and kitchen space is perfect for entertaining. Exposed pinewood shelves and a custom staircase add warmth and character throughout the home. Upstairs, the spacious bedrooms offer comfort and privacy, while the primary suite features a private balcony ideal for morning coffee or evening sunsets. The full length front and back porches are supported by striking cedar beams, creating inviting outdoor living spaces. Located just 2½ miles from the upcoming Hard Rock Casino and the West Bay Casino, and only minutes from multiple boat ramps, this property sits in a great neighborhood that’s golf cart- and ATV-friendly. Whether you’re

Key facts

• Cedar beams
• Open concept living
• Custom staircase

Tags

• OPEN CONCEPT LIVING
• EXPOSED PINEWOOD SHELVES
• CUSTOM STAIRCASE
• PRIVATE BALCONY
• FULL LENGTH PORCHES
• CEDAR BEAMS

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Public water; Aerobic septic
• Home design: 2-story home; Faces north; Slab foundation
• Construction: Built with aluminum siding and wood frame; Metal roof
• Exterior features: Gravel driveway; Sprinkler/irrigation system; Covered porch

Interior

• Kitchen: Dishwasher; Oven; Range; Stove; Refrigerator; Gas water heater; Tankless water heater
• Flooring: Concrete; Tile; Wood veneer
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (propane); Central air conditioning
• Interior features: Ceramic countertops; Ceiling fan(s); Gas oven connection; Programmable thermostat; Vinyl and insulated windows
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $285k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/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 $236k (17.1% below list).
• Recommended offer: $236k (17.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 49/100 on livability (#680 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B+; 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 $30k of equity ($2k loan paydown + $28k 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 $80k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

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 $236,214 (17.1% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.68%
• DSCR: 1.07
• GRM: 10.1

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: 25.5%
• Equity multiple: 3.03×
• Total profit: $162,251
• Equity at exit: $256,751

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $472,004
• Equity at exit: $553,692

Cash invested: $79,800 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,362 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$141 /mo · $1,690/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $112

Break-even live

Break-even rent $2,220

Max offer price $285,000

Occupancy floor 90%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $285,000 Active 117 DOM
2. 2026-06-18
   days on market $285,000 Active 116 DOM
3. 2026-06-17
   days on market $285,000 Active 115 DOM
4. 2026-06-16
   days on market $285,000 Active 114 DOM
5. 2026-06-15
   days on market $285,000 Active 113 DOM
6. 2026-06-14
   days on market $285,000 Active 111 DOM
7. 2026-06-13
   days on market $285,000 Active 110 DOM
8. 2026-06-10
   days on market $285,000 Active 108 DOM
9. 2026-06-09
   days on market $285,000 Active 107 DOM
10. 2026-06-08
    days on market $285,000 Active 106 DOM
11. 2026-06-07
    days on market $285,000 Active 105 DOM
12. 2026-06-05
    days on market $285,000 Active 102 DOM
13. 2026-06-02
    days on market $285,000 Active 100 DOM
14. 2026-06-01
    days on market $285,000 Active 99 DOM
15. 2026-05-31
    days on market $285,000 Active 98 DOM
16. 2026-05-30
    days on market $285,000 Active 97 DOM
17. 2026-05-16
    price $285,000
18. 2026-04-28
    price $290,000
19. 2026-04-14
    price $305,000
20. 2026-03-28
    price $314,900
21. 2026-02-21
    listed $319,999 Active

ⓘ 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: $1,690 · $141/mo
• Projected year-2 tax: $2,565 · $214/mo
• Expected delta: +$875/yr (+$73/mo · 51.8%)

ⓘ 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 15% 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: $28,346
• − Mortgage interest: −$15,964
• − Property taxes: −$1,690
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,268
• − Management: −$2,268
• − Depreciation: −$8,291
• Taxable loss: −$3,560
• Est. tax savings @ 24.0%: +$854
• After-tax cash flow: $2,198/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 — New Woodville

• Score: 49/100
• State rank: #680
• US rank: #25850

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment B+ Housing B 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

-10.9% since first listed

5 events — show timeline

• 2026-05-16 Price Changed $285,000 MLS Technology, Inc.
• 2026-04-28 Price Changed $290,000 MLS Technology, Inc.
• 2026-04-14 Price Changed $305,000 MLS Technology, Inc.
• 2026-03-28 Price Changed $314,900 MLS Technology, Inc.
• 2026-02-21 Listed $319,999 MLS Technology, Inc.

Property tax history

+48.4%/yr

Latest (2025): $1,690 · +1479.4% YoY. Source: county tax records.