10957 Vacation Dr · Kingston, OK 73439

$179,000

2 bd · 1.0 ba · 1,013 sqft · SingleFamily public records · 41 Days on market

Built 1980 Fair condition $177/sqft · 38% below area Est $290k · 38% under

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Why this score? — see what drove the B 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 +24.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• 1% rule +6.0/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

2019 Clayton home. 4 bedroom 2 bathroom sitting on 1/2 acre lot near Catfish Bay in Kingston, OK. This home has a new HVAC along with all new stainless steel appliances. This would make a great full time residence, lake home, or rental property. No HOA.

Key facts

• 1/2 acre lot
• New hvac
• Built 1980

Tags

• NEW HVAC
• NEW STAINLESS STEEL APPLIANCES
• 1/2 ACRE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $179k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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).
• This rent runs 45% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.10% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (median comp): $290,166
• List price: $179,000
• Delta: -38.31%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10835 Texoma Park Rd	0.21mi	3/2.0 (+1)	1,118 (+10%)	2mo	$300,000	$268	62
10848 Park View Dr	0.11mi	2/1.0	1,200 (+18%)	15mo	$130,000	$108	58
5701 Lanty	0.54mi	2/1.0	912 (-10%)	3mo	$216,500	$237	55
10186 Timberline Rd	1.11mi	3/2.0 (+1)	1,078 (+6%)	5mo	$35,000	$32	42
6134 Weesie St	1.21mi	3/2.0 (+1)	1,120 (+11%)	14mo	$125,500	$112	26
6108 Dixie St	1.16mi	3/2.0 (+1)	1,216 (+20%)	10mo	$248,000	$204	23
10092 Allen	0.90mi	2/1.0	770 (-24%)	25mo	$135,500	$176	20
6586 Red Oak Dr	0.95mi	3/2.0 (+1)	1,200 (+18%)	21mo	$165,000	$138	14

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: 30.6%
• Equity multiple: 3.41×
• Total profit: $120,585
• Equity at exit: $161,257

10-year hold

• IRR: 26.5%
• Equity multiple: 7.72×
• Total profit: $336,950
• Equity at exit: $347,758

Cash invested: $50,120 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 2 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 73439

• Home prices YoY: 12.3%
• Active inventory: 558
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,972 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$182 /mo · $2,183/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $363

Break-even live

Break-even rent $1,513

Max offer price $179,000

Occupancy floor 77%

Sensitivity live

Price	-10% $464	-5% $413	+0% $363	+5% $312	+10% $261
Rent	-10% $207	-5% $285	+0% $363	+5% $440	+10% $518
Rate	-1.0pp $453	-0.5pp $408	base $363	+0.5pp $316	+1.0pp $269

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: $44,750
• Closing costs: $5,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-23
   days on market $179,000 Active 41 DOM
2. 2026-06-22
   days on market $179,000 Active 40 DOM
3. 2026-06-19
   days on market $179,000 Active 38 DOM
4. 2026-06-18
   days on market $179,000 Active 37 DOM
5. 2026-06-17
   days on market $179,000 Active 36 DOM
6. 2026-06-16
   days on market $179,000 Active 35 DOM
7. 2026-06-15
   days on market $179,000 Active 34 DOM
8. 2026-06-14
   days on market $179,000 Active 32 DOM
9. 2026-06-13
   days on market $179,000 Active 31 DOM
10. 2026-06-10
    days on market $179,000 Active 29 DOM
11. 2026-06-09
    days on market $179,000 Active 28 DOM
12. 2026-06-08
    days on market $179,000 Active 27 DOM
13. 2026-06-07
    days on market $179,000 Active 26 DOM
14. 2026-06-05
    days on market $179,000 Active 23 DOM
15. 2026-06-02
    days on market $179,000 Active 21 DOM
16. 2026-06-01
    days on market $179,000 Active 20 DOM
17. 2026-05-31
    days on market $179,000 Active 19 DOM
18. 2026-05-30
    days on market $179,000 Active 18 DOM
19. 2026-05-12
    listed $179,000 Active
20. 2021-12-21
    soldstatus $219,000
21. 2002-12-02
    soldstatus $76,500

ⓘ 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: $2,183 · $182/mo
• Projected year-2 tax: $2,183 · $182/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $23,662
• − Mortgage interest: −$10,027
• − Property taxes: −$2,183
• − Insurance: −$895
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − Depreciation: −$5,207
• Taxable income: $1,564
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $3,975/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $25,325–$45,585 screening

This home requires significant repairs, particularly to the roof and exterior siding, and has potential for substantial value increase through these improvements.

Repairs flagged

• Major roof — Significant damage and potential structural issues.
• Moderate exterior siding — Weathered and in need of repainting.
• Minor landscaping — Sparse and in need of maintenance.

Value-add opportunities

• Both repair and replace the roof — A new roof would significantly improve the home's appearance and value. ↑
• Both paint the exterior siding — Fresh paint would enhance curb appeal and value. ↑
• Both landscaping and planting — A well-maintained landscape would improve curb appeal and attract potential buyers/tenants. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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

Price history

+186.3% since first listed

2 events — show timeline

• 2021-12-21 Sold (Public Records) $219,000 Public Records
• 2002-12-02 Sold (Public Records) $76,500 Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,183 · +6.0% YoY. Source: county tax records.