509 N Willis · Kingston, OK 73439

$172,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 132 Days on market

Built 2011 0.64 ac lot ↓ 4% 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Take a look at this 3 bedroom home located on a corner lot in Kingston less than 7 miles from Lake Texoma. You will enjoy a spacious living area, open kitchen, plenty of storage/cabinets and NEW carpet in main living area and master bedroom. This is a well maintained home and the owner has added built-ins to include sturdy bunk beds and a desk in the master to provide office space. Washer/dryer and fridge included. Your favorite will be the VIEWS right out your front door! Come check it out for yourself!

Key facts

• Overlooking the pond
• Built-in beds
• Front deck

Tags

• NEW FLOORING
• BUILT-IN BEDS
• WALKING DISTANCE TO SCHOOLS
• FRONT DECK
• OVERLOOKING THE POND
• QUIET NEIGHBORHOOD

Property features AI

Exterior

• Parking: Not specified
• Security: No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Manufactured double wide; Single-story; Faces south; Crawlspace foundation
• Construction: Built (year per public records); Vinyl siding; Slate roof
• Exterior features: Deck; No additional exterior features listed

Interior

• Kitchen: Oven; Range; Stove; Refrigerator
• Bedrooms: Not specified
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Laminate counters; Ceiling fan(s); Aluminum window frames; Electric range connection
• 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 manufactured listed at $172k.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $151k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: 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 $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $136k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $151,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.34% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.84%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $99,792
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 SW 5th St	0.70mi	3/2.0	1,248 (+5%)	1mo	$105,000	$84	58
303 SW 5th	0.75mi	3/2.0	1,352 (+14%)	21mo	$114,000	$84	25

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: 38.3%
• Equity multiple: 3.94×
• Total profit: $141,789
• Equity at exit: $154,951

10-year hold

• IRR: 33.0%
• Equity multiple: 8.88×
• Total profit: $379,584
• Equity at exit: $334,158

Cash invested: $48,160 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,298 medium
• Mortgage (P&I): −$902
• Tax from tax record: −$85 /mo · $1,025/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $756

Break-even live

Break-even rent $1,341

Max offer price $172,000

Occupancy floor 62%

Sensitivity live

Price	-10% $853	-5% $805	+0% $756	+5% $707	+10% $659
Rent	-10% $575	-5% $665	+0% $756	+5% $847	+10% $938
Rate	-1.0pp $843	-0.5pp $800	base $756	+0.5pp $712	+1.0pp $666

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $172,000 Active 132 DOM
2. 2026-06-18
   days on market $172,000 Active 131 DOM
3. 2026-06-17
   days on market $172,000 Active 130 DOM
4. 2026-06-16
   days on market $172,000 Active 129 DOM
5. 2026-06-15
   days on market $172,000 Active 128 DOM
6. 2026-06-14
   days on market $172,000 Active 126 DOM
7. 2026-06-13
   days on market $172,000 Active 125 DOM
8. 2026-06-10
   days on market $172,000 Active 123 DOM
9. 2026-06-09
   days on market $172,000 Active 122 DOM
10. 2026-06-08
    days on market $172,000 Active 121 DOM
11. 2026-06-07
    days on market $172,000 Active 120 DOM
12. 2026-06-05
    days on market $172,000 Active 117 DOM
13. 2026-06-02
    days on market $172,000 Active 115 DOM
14. 2026-06-01
    days on market $172,000 Active 114 DOM
15. 2026-05-31
    days on market $172,000 Active 113 DOM
16. 2026-05-30
    days on market $172,000 Active 112 DOM
17. 2026-04-21
    price $172,000
18. 2026-03-02
    price $179,000
19. 2026-02-02
    listed $182,000 Active
20. 2022-07-18
    soldstatus $136,500
21. 2022-07-11
    soldstatus $136,500 Closed 509-char remark

    Show marketing remark (509 chars)

    Take a look at this 3 bedroom home located on a corner lot in Kingston less than 7 miles from Lake Texoma. You will enjoy a spacious living area, open kitchen, plenty of storage/cabinets and NEW carpet in main living area and master bedroom. This is a well maintained home and the owner has added built-ins to include sturdy bunk beds and a desk in the master to provide office space. Washer/dryer and fridge included. Your favorite will be the VIEWS right out your front door! Come check it out for yourself!

22. 2022-05-04
    status Pending 509-char remark

    Show marketing remark (509 chars)

    Take a look at this 3 bedroom home located on a corner lot in Kingston less than 7 miles from Lake Texoma. You will enjoy a spacious living area, open kitchen, plenty of storage/cabinets and NEW carpet in main living area and master bedroom. This is a well maintained home and the owner has added built-ins to include sturdy bunk beds and a desk in the master to provide office space. Washer/dryer and fridge included. Your favorite will be the VIEWS right out your front door! Come check it out for yourself!

23. 2022-04-28
    listed $179,000 Active 509-char remark

    Show marketing remark (509 chars)

    Take a look at this 3 bedroom home located on a corner lot in Kingston less than 7 miles from Lake Texoma. You will enjoy a spacious living area, open kitchen, plenty of storage/cabinets and NEW carpet in main living area and master bedroom. This is a well maintained home and the owner has added built-ins to include sturdy bunk beds and a desk in the master to provide office space. Washer/dryer and fridge included. Your favorite will be the VIEWS right out your front door! Come check it out for yourself!

ⓘ 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: $1,025 · $85/mo
• Projected year-2 tax: $1,548 · $129/mo
• Expected delta: +$523/yr (+$44/mo · 51.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,573
• − Mortgage interest: −$9,635
• − Property taxes: −$1,025
• − Insurance: −$860
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$5,004
• Taxable income: $6,638
• Est. tax owed @ 24.0%: −$1,593
• After-tax cash flow: $7,480/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

-3.9% since first listed

7 events — show timeline

• 2026-04-21 Price Changed $172,000 MLS Technology, Inc.
• 2026-03-02 Price Changed $179,000 MLS Technology, Inc.
• 2026-02-02 Listed $182,000 MLS Technology, Inc.
• 2022-07-18 Sold (Public Records) $136,500 Public Records
• 2022-07-11 Sold (MLS) $136,500 MLS Technology, Inc.
• 2022-05-04 Pending — MLS Technology, Inc.
• 2022-04-28 Listed $179,000 MLS Technology, Inc.

Property tax history

+9.8%/yr

Latest (2025): $1,025 · +4.9% YoY. Source: county tax records.