8128 Hwy 70b · New Woodville, OK 73439

$379,000

3 bd · 2.0 ba · 1,554 sqft · SingleFamily public records · 103 Days on market

Built 1992 0.62 ac lot

---

Why this score? — see what drove the D 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 +10.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Soldier Creek Home with Distant Lake Views of Lake Texoma! Enjoy lake living in this spacious 3-bedroom, 2-full bath home located near Soldier Creek with distant views of beautiful Lake Texoma. The home features an open kitchen and living area, perfect for entertaining, along with a large bonus room offering flexible space for guests, a game room, or additional living. Recent updates include new fixtures, fresh paint, a new HVAC system, tankless hot water heater, and a new full bathroom on the first floor. Outdoor living is just as impressive with a custom fire pit and outdoor kitchen, ideal for relaxing evenings at the lake with family and friends. The property sits on an oversized 0.62-ac

Key facts

• Large bonus room
• Distant lake views
• New hvac system

Tags

• DISTANT LAKE VIEWS
• OPEN KITCHEN AND LIVING AREA
• LARGE BONUS ROOM
• NEW HVAC SYSTEM
• TANKLESS HOT WATER HEATER
• CUSTOM FIRE PIT

Property features AI

Finance

• Other: Less than 1 mile to Texoma Lake
• HOA & community: Marina access nearby; Sidewalks

Exterior

• Parking: Attached garage (3 spaces); Carport
• Security: Exterior safe room
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: 2 stories; Faces south; Slab foundation
• Construction: HardiPlank type siding; Wood frame construction; Asphalt/fiberglass roof; Built per public records
• Exterior features: Fire pit; Lighting; Outdoor kitchen; Covered patio/deck; Deck; Patio; Storage structure; Chain link, decorative and privacy fencing; Safe room (exterior)

Interior

• Kitchen: Dishwasher; Oven; Range
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Laminate counters; Ceiling fan(s); Electric range connection; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $379k.

Deal economics

• At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (26.1% below list).
• Recommended offer: $280k (26.1% 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: 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; 1 comparable units currently listed for rent nearby; 42 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Marshall County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($345k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $280,000 (26.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $198,912
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7586 Highway 70b	0.54mi	2/2.0 (-1)	1,658 (+7%)	22mo	$212,500	$128	40

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: 22.4%
• Equity multiple: 2.81×
• Total profit: $191,671
• Equity at exit: $341,433

10-year hold

• IRR: 20.1%
• Equity multiple: 6.43×
• Total profit: $575,848
• Equity at exit: $736,314

Cash invested: $106,120 (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 →

ZIP-level market 73439

• Home prices YoY: 12.3%
• Active inventory: 436
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,988
• Tax from tax record: −$297 /mo · $3,564/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-230

Break-even live

Break-even rent $3,092

Max offer price $338,293

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-123	+0% $-230	+5% $-338	+10% $-445
Rent	-10% $-452	-5% $-341	+0% $-230	+5% $-120	+10% $-9
Rate	-1.0pp $-40	-0.5pp $-134	base $-230	+0.5pp $-329	+1.0pp $-429

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7542 Big Buck Ln Kingston, OK	3.0	2.0	2081	$2,800	$1.35	23d	1	0.62mi

Listing history 20 events

1. 2026-06-22
   days on market $379,000 Active 103 DOM
2. 2026-06-19
   days on market $379,000 Active 101 DOM
3. 2026-06-18
   days on market $379,000 Active 100 DOM
4. 2026-06-17
   days on market $379,000 Active 99 DOM
5. 2026-06-16
   days on market $379,000 Active 98 DOM
6. 2026-06-15
   days on market $379,000 Active 97 DOM
7. 2026-06-14
   days on market $379,000 Active 95 DOM
8. 2026-06-13
   days on market $379,000 Active 94 DOM
9. 2026-06-10
   days on market $379,000 Active 92 DOM
10. 2026-06-09
    days on market $379,000 Active 91 DOM
11. 2026-06-08
    days on market $379,000 Active 90 DOM
12. 2026-06-07
    days on market $379,000 Active 89 DOM
13. 2026-06-05
    days on market $379,000 Active 86 DOM
14. 2026-06-02
    days on market $379,000 Active 84 DOM
15. 2026-06-01
    days on market $379,000 Active 83 DOM
16. 2026-05-31
    days on market $379,000 Active 82 DOM
17. 2026-05-30
    days on market $379,000 Active 81 DOM
18. 2026-03-10
    listed $387,900 Active
19. 2022-04-29
    soldstatus $360,000
20. 2009-08-27
    soldstatus $106,000

ⓘ 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: $3,564 · $297/mo
• Projected year-2 tax: $3,564 · $297/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 5/10 Major
• 🌡 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: $33,600
• − Mortgage interest: −$21,230
• − Property taxes: −$3,564
• − Insurance: −$1,895
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$11,025
• Taxable loss: −$9,490
• Est. tax savings @ 24.0%: +$2,278
• After-tax cash flow: $-488/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

+265.9% since first listed

3 events — show timeline

• 2026-03-10 Listed $387,900 MLS Technology, Inc.
• 2022-04-29 Sold (Public Records) $360,000 Public Records
• 2009-08-27 Sold (Public Records) $106,000 Public Records

Property tax history

+12.7%/yr

Latest (2025): $3,564 · +5.9% YoY. Source: county tax records.