803 N Marshall St · Kingston, OK 73439

$234,000

3 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 58 Days on market

Built 1975 0.28 ac lot Est $170k · 38% over

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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 +21.0/30.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

This spacious 3-bedroom, 3-bathroom home is ideally located just a couple of blocks behind the Kingston elementary school and close to middle school offering both convenience and a welcoming neighborhood feel. Inside, you’ll find two master suites, perfect for multi-generational living or added guest comfort, along with a nice sized living area that provides extra space for relaxing or entertaining. A versatile fourth room offers the ideal setup for a home office, hobby space, or even a guest room. The home has been thoughtfully maintained, featuring a roof and privacy fence that are both only five years old. The large, fully fenced backyard provides plenty of room for outdoor activit

Key facts

• Privacy fence
• Storm cellar
• 0.28 acre lot

Tags

• LARGE FULLY FENCED BACKYARD
• STORM CELLAR
• PRIVACY FENCE

Property features AI

Exterior

• Security: Storm shelter; Smoke detectors
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces east; Crawlspace foundation
• Construction: Brick veneer and wood frame construction; Asphalt/fiberglass roof
• Exterior features: Patio; Porch; Fire pit; Outdoor lighting; Gazebo; Privacy fencing; Mature trees; Less than 10 miles to Texoma Lake

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range; Gas water heater
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fans; Laminate countertops; Insulated windows with aluminum frames; Insulated doors and storm door(s); Electric oven/range connections
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $234k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/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 $230k (1.7% below list).
• Recommended offer: $227k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 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; 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 58 days — a 3% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $226,980 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.98% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $169,740
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 NW Sterling	0.57mi	3/2.0	1,361 (-8%)	8mo	$157,000	$115	53
712 NW White	0.68mi	3/2.0	1,568 (+6%)	7mo	$52,500	$33	52
803 NW Dallas	0.69mi	4/1.5 (+1)	1,545 (+5%)	3mo	$174,000	$113	50
206 N Main St	0.40mi	3/2.0	1,620 (+10%)	18mo	$205,000	$127	50
502 NW Scribner Dr	0.40mi	3/1.5	1,332 (-10%)	20mo	$150,000	$113	46
104 N Maytubby	0.48mi	3/2.0	1,260 (-15%)	23mo	$145,000	$115	34

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: 28.6%
• Equity multiple: 3.26×
• Total profit: $148,334
• Equity at exit: $210,806

10-year hold

• IRR: 24.9%
• Equity multiple: 7.41×
• Total profit: $420,268
• Equity at exit: $454,611

Cash invested: $65,520 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,227
• Tax from tax record: −$164 /mo · $1,965/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $329

Break-even live

Break-even rent $1,884

Max offer price $234,000

Occupancy floor 81%

Sensitivity live

Price	-10% $461	-5% $395	+0% $329	+5% $262	+10% $196
Rent	-10% $147	-5% $238	+0% $329	+5% $420	+10% $510
Rate	-1.0pp $447	-0.5pp $388	base $329	+0.5pp $268	+1.0pp $206

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: $58,500
• Closing costs: $7,020
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-22
   days on market $234,000 Active 58 DOM
2. 2026-06-19
   days on market $234,000 Active 56 DOM
3. 2026-06-18
   days on market $234,000 Active 55 DOM
4. 2026-06-17
   days on market $234,000 Active 54 DOM
5. 2026-06-16
   days on market $234,000 Active 53 DOM
6. 2026-06-15
   days on market $234,000 Active 52 DOM
7. 2026-06-14
   days on market $234,000 Active 50 DOM
8. 2026-06-13
   days on market $234,000 Active 49 DOM
9. 2026-06-10
   days on market $234,000 Active 47 DOM
10. 2026-06-09
    days on market $234,000 Active 46 DOM
11. 2026-06-08
    days on market $234,000 Active 45 DOM
12. 2026-06-07
    days on market $234,000 Active 44 DOM
13. 2026-06-05
    days on market $234,000 Active 41 DOM
14. 2026-06-02
    days on market $234,000 Active 39 DOM
15. 2026-06-01
    days on market $234,000 Active 38 DOM
16. 2026-05-31
    days on market $234,000 Active 37 DOM
17. 2026-05-30
    days on market $234,000 Active 36 DOM
18. 2026-04-23
    listed $239,000 Active
19. 2025-05-02
    historical
20. 2025-03-12
    price $235,000
21. 2024-11-02
    listed $250,000 Active
22. 2024-11-02
    historical
23. 2024-10-07
    status Active
24. 2024-10-07
    price $250,000
25. 2024-09-20
    historical
26. 2024-07-09
    price $235,000
27. 2024-05-21
    price $245,000
28. 2024-05-13
    price $255,000
29. 2024-05-02
    listed $260,000 Active
30. 2022-02-28
    soldstatus $220,000
31. 2022-02-18
    soldstatus $220,000 Closed
32. 2022-01-04
    status Pending
33. 2022-01-03
    listed $220,000 Active
34. 2021-07-26
    soldstatus $207,000
35. 2021-07-22
    soldstatus $207,000 Closed
36. 2021-05-16
    status Pending
37. 2021-05-10
    listed $219,900 Active
38. 1999-10-25
    soldstatus $42,000

ⓘ 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: $1,965 · $164/mo
• Projected year-2 tax: $2,106 · $176/mo
• Expected delta: +$141/yr (+$12/mo · 7.2%)

ⓘ 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 6/10 Major
• 🌡 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: $27,601
• − Mortgage interest: −$13,108
• − Property taxes: −$1,965
• − Insurance: −$1,170
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$6,807
• Taxable income: $135
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $3,912/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

• Census place: Kingston, 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

+469.0% since first listed

21 events — show timeline

• 2026-04-23 Listed $239,000 MLS Technology, Inc.
• 2025-05-02 Listing Removed — MLS Technology, Inc.
• 2025-03-12 Price Changed $235,000 MLS Technology, Inc.
• 2024-11-02 Listing Removed — MLS Technology, Inc.
• 2024-11-02 Listed $250,000 MLS Technology, Inc.
• 2024-10-07 Relisted — MLS Technology, Inc.
• 2024-10-07 Price Changed $250,000 MLS Technology, Inc.
• 2024-09-20 Listing Removed — MLS Technology, Inc.
• 2024-07-09 Price Changed $235,000 MLS Technology, Inc.
• 2024-05-21 Price Changed $245,000 MLS Technology, Inc.
• 2024-05-13 Price Changed $255,000 MLS Technology, Inc.
• 2024-05-02 Listed $260,000 MLS Technology, Inc.
• 2022-02-28 Sold (Public Records) $220,000 Public Records
• 2022-02-18 Sold (MLS) $220,000 MLS Technology, Inc.
• 2022-01-04 Pending — MLS Technology, Inc.
• 2022-01-03 Listed $220,000 MLS Technology, Inc.
• 2021-07-26 Sold (Public Records) $207,000 Public Records
• 2021-07-22 Sold (MLS) $207,000 MLS Technology, Inc.
• 2021-05-16 Pending — MLS Technology, Inc.
• 2021-05-10 Listed $219,900 MLS Technology, Inc.
• 1999-10-25 Sold (Public Records) $42,000 Public Records

Property tax history

+14.7%/yr

Latest (2025): $1,965 · -4.4% YoY. Source: county tax records.