6955 Durham St · New Woodville, OK 73439

$129,300

3 bd · 1.0 ba · 1,064 sqft · Manufactured public records · 299 Days on market

Built 1970 0.55 ac lot ↓ 3% since listing

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

Listing remarks

Discover lake living at its finest on this unique property featuring four non-restricted lake lots with four water meters at 6955 Durham St in Kingston. This 3-bedroom, 1-bathroom house sits at the end of a peaceful dead-end road, surrounded by mature trees that provide natural privacy and shade. The property's prime location offers close proximity to Lake Texoma, perfect for boating, fishing, and water recreation enthusiasts. While the existing mobile home holds no cash value, the real treasure lies in the exceptional development potential of these multiple lots. Enjoy the tranquil lake lifestyle while remaining conveniently close to town amenities. This rare opportunity combines the seren

Key facts

• Natural privacy
• Four water meters
• Mature trees

Tags

• FOUR NON-RESTRICTED LAKE LOTS
• FOUR WATER METERS
• PEACEFUL DEAD-END ROAD
• MATURE TREES
• NATURAL PRIVACY
• CLOSE PROXIMITY TO LAKE TEXOMA

Property features AI

Finance

• Other: Homestead exempt; Located in NEW WOODVILLE addition (Lots 7-10, Blk 3); Occupied; Listed as Active
• Financial info: Loan qualifying allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Utilities: No flood insurance required (per listing)
• Home design: Single-family residence; One level; Existing property
• Construction: Aluminum and mobile construction; Composition roof
• Exterior features: Rural, wooded lot; No exterior amenities listed

Interior

• Kitchen: Range
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: One living area; No fireplace; Conventional foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $830 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

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 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: 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 $14k of equity ($894 loan paydown + $13k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 299 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $113,784 (12.0% below list)

Questions for the listing agent

1. It's been on market 299 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.69% ✓
• Cap rate: 14.00%
• Cash-on-cash: 27.51%
• DSCR: 2.22
• GRM: 4.9

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: 45.1%
• Equity multiple: 4.41×
• Total profit: $123,311
• Equity at exit: $116,484

10-year hold

• IRR: 39.1%
• Equity multiple: 9.88×
• Total profit: $321,630
• Equity at exit: $251,201

Cash invested: $36,204 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,182 medium
• Mortgage (P&I): −$678
• Tax est. 1.5%: −$162 /mo · $1,940/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $830

Break-even live

Break-even rent $1,131

Max offer price $129,300

Occupancy floor 57%

Sensitivity live

Price	-10% $919	-5% $875	+0% $830	+5% $785	+10% $741
Rent	-10% $658	-5% $744	+0% $830	+5% $916	+10% $1,002
Rate	-1.0pp $895	-0.5pp $863	base $830	+0.5pp $796	+1.0pp $762

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: $32,325
• Closing costs: $3,879
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $129,300 Active 299 DOM
2. 2026-06-18
   days on market $129,300 Active 298 DOM
3. 2026-06-17
   days on market $129,300 Active 297 DOM
4. 2026-06-16
   days on market $129,300 Active 296 DOM
5. 2026-06-15
   days on market $129,300 Active 295 DOM
6. 2026-06-14
   days on market $129,300 Active 293 DOM
7. 2026-06-13
   days on market $129,300 Active 292 DOM
8. 2026-06-10
   days on market $129,300 Active 290 DOM
9. 2026-06-09
   days on market $129,300 Active 289 DOM
10. 2026-06-08
    days on market $129,300 Active 288 DOM
11. 2026-06-07
    days on market $129,300 Active 287 DOM
12. 2026-06-05
    days on market $129,300 Active 284 DOM
13. 2026-06-02
    days on market $129,300 Active 282 DOM
14. 2026-06-01
    days on market $129,300 Active 281 DOM
15. 2026-05-31
    days on market $129,300 Active 280 DOM
16. 2026-05-30
    days on market $129,300 Active 279 DOM
17. 2025-09-08
    price $129,300
18. 2025-08-24
    listed $132,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,180
• − Mortgage interest: −$7,243
• − Property taxes: −$1,940
• − Insurance: −$646
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$3,761
• Taxable income: $8,401
• Est. tax owed @ 24.0%: −$2,016
• After-tax cash flow: $7,943/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

• Census place: New Woodville, OK
• 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

-2.7% since first listed

2 events — show timeline

• 2025-09-08 Price Changed $129,300 MLSOK
• 2025-08-24 Listed $132,900 MLSOK

Property tax history

-14.9%/yr

Latest (2025): $157 · -54.5% YoY. Source: county tax records.