3576 Osage Dr · Kingston, OK 73439

$99,000

3 bd · 2.0 ba · 1,100 sqft · SingleFamily public records · 77 Days on market

Built 1986 Poor condition 10,080 sqft lot Garage $90/sqft · 46% below area Est $182k · 46% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Lake Home for sale near Lake Texoma in the heart of Kingston OK homes for sale! This 3 bed, 1 bath Lake House offers approx 1,100 sq ft (per assessor) and sits on a manageable lot just mins from the water, creating an excellent opportunity for investors, flippers, or buyers looking to design their own custom lake retreat. Located just ~5 min to Sandy Beach Recreational Area and ~6–10 min to Taylor’s Island View, you’ll enjoy quick access to some of the best sandy shoreline and swim areas Lake Texoma has to offer.

Key facts

• Taylor's island view
• Lake house
• Lake home

Tags

• LAKE HOME
• LAKE HOUSE
• SANDY BEACH RECREATIONAL AREA
• TAYLOR'S ISLAND VIEW
• SANDERS ISLAND VIEW
• BUNCOMBE CREEK MARINA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $940 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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 44% 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 $11k of equity ($684 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $99k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.97% ✓
• Cap rate: 17.68%
• Cash-on-cash: 40.68%
• DSCR: 2.81
• GRM: 4.2

CMA / ARV

• ARV (median comp): $181,830
• List price: $99,000
• Delta: -45.55%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3691 Kiowa	0.27mi	2/2.0 (-1)	1,080 (-2%)	15mo	$62,500	$58	67
10707 Driftwood Rd	0.19mi	3/2.0	1,216 (+10%)	19mo	$185,000	$152	58
3770 Kiowa Rd	0.33mi	3/1.0	1,200 (+9%)	23mo	$260,000	$217	46
4065 Lake Beach Rd	0.62mi	3/2.0	1,164 (+6%)	23mo	$170,000	$146	42
11943 Sandy Acres Trl	1.18mi	3/2.0	1,350 (+23%)	6mo	$310,000	$230	35
4167 Lake House Dr	0.86mi	3/2.0	1,008 (-8%)	23mo	$195,000	$193	32
10415 Vickie Dr	0.54mi	2/2.0 (-1)	1,248 (+14%)	28mo	$357,700	$287	28
4208 Aqua Rd	0.87mi	2/2.0 (-1)	952 (-14%)	12mo	$168,000	$176	27
11847 Sandy Acres Trl	1.09mi	3/2.0	1,350 (+23%)	16mo	$309,000	$229	27
11890 Thompson	1.16mi	3/2.0	1,344 (+22%)	18mo	$350,000	$260	25
3941 Walnut St	0.63mi	4/2.0 (+1)	936 (-15%)	29mo	$175,000	$187	21
11617 Sandy Acres Trl	0.90mi	3/2.0	1,347 (+22%)	27mo	$285,500	$212	20

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: 55.8%
• Equity multiple: 5.10×
• Total profit: $113,747
• Equity at exit: $89,187

10-year hold

• IRR: 49.3%
• Equity multiple: 11.38×
• Total profit: $287,863
• Equity at exit: $192,335

Cash invested: $27,720 (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 →

Active competition Active MLS

• For sale now: 3 active
• Median asking: $139,500 ($147/sqft)
• Median days on market: 148 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +12.4% above current asking $/sqft

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: 4.2×

Monthly cashflow live

• Estimated rent: $1,954 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $940

Break-even live

Break-even rent $765

Max offer price $99,000

Occupancy floor 47%

Sensitivity live

Price	-10% $996	-5% $968	+0% $940	+5% $912	+10% $884
Rent	-10% $785	-5% $862	+0% $940	+5% $1,017	+10% $1,094
Rate	-1.0pp $990	-0.5pp $965	base $940	+0.5pp $914	+1.0pp $888

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: $24,750
• Closing costs: $2,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Detached garageCarport
• Security: Storm shelterSmoke detector(s)
• Utilities: Electricity availablePhone availableWater availableSeptic tankRural water source
• Home design: Single-story homeFaces westCrawlspace foundation
• Construction: Wood frame constructionMetal roofBuilt according to public records
• Exterior features: Corner lot with mature treesDirt drivewayChain link fencingWorkshopCabanaStorm shelterSmoke detector(s)

Interior

• Kitchen: Built-in ovenCooktopRangeOvenMicrowaveDisposalRefrigeratorEat-in kitchen
• Bedrooms: Master bedroom with separate closets (first floor)Additional bedrooms on the first floor
• Flooring: CarpetVinyl
• Bathrooms: Hall bathroom with bathtub (first floor)1 full bathroom total
• Heating & cooling: Central air conditioningElectric baseboard heating
• Interior features: Ceiling fan(s)Laminate countersAluminum-framed windowsElectric oven and range connectionsBlower fan fireplace
• Laundry & utility: Electric dryer hookupElectric water heater

Listing history 50 events

1. 2026-09-24
   days on market $99,000 Active 77 DOM
2. 2026-09-24
   days on market $99,000 Active 76 DOM
3. 2026-09-22
   days on market $99,000 Active 75 DOM
4. 2026-09-20
   days on market $99,000 Active 73 DOM
5. 2026-09-19
   days on market $99,000 Active 72 DOM
6. 2026-09-18
   days on market $99,000 Active 71 DOM
7. 2026-09-17
   days on market $99,000 Active 70 DOM
8. 2026-09-16
   days on market $99,000 Active 69 DOM
9. 2026-09-15
   days on market $99,000 Active 68 DOM
10. 2026-09-14
    days on market $99,000 Active 67 DOM
11. 2026-09-13
    days on market $99,000 Active 66 DOM
12. 2026-09-12
    days on market $99,000 Active 65 DOM
13. 2026-09-11
    days on market $99,000 Active 64 DOM
14. 2026-09-05
    days on market $99,000 Active 58 DOM
15. 2026-09-04
    days on market $99,000 Active 57 DOM
16. 2026-09-03
    days on market $99,000 Active 56 DOM
17. 2026-08-31
    days on market $99,000 Active 53 DOM
18. 2026-08-30
    days on market $99,000 Active 52 DOM
19. 2026-08-29
    days on market $99,000 Active 51 DOM
20. 2026-08-28
    days on market $99,000 Active 50 DOM
21. 2026-08-27
    days on market $99,000 Active 49 DOM
22. 2026-08-26
    days on market $99,000 Active 48 DOM
23. 2026-08-25
    days on market $99,000 Active 47 DOM
24. 2026-08-24
    days on market $99,000 Active 46 DOM
25. 2026-08-23
    days on market $99,000 Active 45 DOM
26. 2026-08-22
    days on market $99,000 Active 44 DOM
27. 2026-08-21
    days on market $99,000 Active 43 DOM
28. 2026-08-20
    days on market $99,000 Active 42 DOM
29. 2026-08-19
    days on market $99,000 Active 41 DOM
30. 2026-08-18
    days on market $99,000 Active 40 DOM
31. 2026-08-17
    days on market $99,000 Active 39 DOM
32. 2026-08-16
    days on market $99,000 Active 38 DOM
33. 2026-08-15
    days on market $99,000 Active 37 DOM
34. 2026-08-14
    days on market $99,000 Active 36 DOM
35. 2026-08-13
    days on market $99,000 Active 35 DOM
36. 2026-08-12
    days on market $99,000 Active 34 DOM
37. 2026-08-11
    days on market $99,000 Active 33 DOM
38. 2026-08-10
    days on market $99,000 Active 32 DOM
39. 2026-08-09
    days on market $99,000 Active 31 DOM
40. 2026-08-08
    days on market $99,000 Active 30 DOM
41. 2026-08-07
    days on market $99,000 Active 29 DOM
42. 2026-08-06
    days on market $99,000 Active 28 DOM
43. 2026-08-05
    days on market $99,000 Active 27 DOM
44. 2026-08-04
    days on market $99,000 Active 26 DOM
45. 2026-08-03
    days on market $99,000 Active 25 DOM
46. 2026-07-31
    days on market $99,000 Active 22 DOM
47. 2026-07-29
    days on market $99,000 Active 20 DOM
48. 2026-07-27
    days on market $99,000 Active 18 DOM
49. 2026-07-25
    days on market $99,000 Active 16 DOM
50. 2026-07-23
    days on market $99,000 Active 14 DOM

ⓘ 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: $524 · $44/mo
• Projected year-2 tax: $891 · $74/mo
• Expected delta: +$367/yr (+$31/mo · 70.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $23,450
• − Mortgage interest: −$5,546
• − Property taxes: −$524
• − Insurance: −$495
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$2,880
• Taxable income: $10,253
• Est. tax owed @ 24.0%: −$2,461
• After-tax cash flow: $8,815/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 · 9 photos

Poor 20/100 Extensive rehab Est. rehab $55,000–$99,000 screening

This property requires extensive repairs and maintenance, including a new roof, exterior siding, flooring, and HVAC system. Improvements will significantly increase its resale and rental value.

Components & finishes AI

Roof metal

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — Significant damage and missing sections visible
• Major Windows (windows) — Visible damage and missing sections
• Major Electrical (electrical) — Exposed wiring and missing sections
• Major Exterior (exterior) — Significant damage and missing sections

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and possible leaks.
• Major exterior siding — The exterior siding is peeling and in poor condition, indicating significant wear and tear.
• Major flooring — The flooring appears to be in poor condition, with visible wear and tear.
• Major interior walls — The interior walls appear to be in poor condition, with visible damage and possible mold.
• Major HVAC system — The HVAC system appears to be in poor condition, with visible rust and possible leaks.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and increase its resale value. ↑
• Resale exterior siding repair and painting — A new exterior siding and paint job will improve the home's curb appeal and increase its resale value. ↑
• Resale flooring replacement — New flooring will improve the home's appearance and increase its resale value. ↑
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and increase its resale value. ↑
• Both landscaping and trash removal — A well-maintained landscape and clean exterior will improve the home's curb appeal and increase its resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Extensive 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

Property features AI

Exterior

• Parking: Detached garageCarport
• Security: Storm shelterSmoke detector(s)
• Utilities: Electricity availablePhone availableWater availableSeptic tankRural water source
• Home design: Single-story homeFaces westCrawlspace foundation
• Construction: Wood frame constructionMetal roofBuilt according to public records
• Exterior features: Corner lot with mature treesDirt drivewayChain link fencingWorkshopCabanaStorm shelterSmoke detector(s)

Interior

• Kitchen: Built-in ovenCooktopRangeOvenMicrowaveDisposalRefrigeratorEat-in kitchen
• Bedrooms: Master bedroom with separate closets (first floor)Additional bedrooms on the first floor
• Flooring: CarpetVinyl
• Bathrooms: Hall bathroom with bathtub (first floor)1 full bathroom total
• Heating & cooling: Central air conditioningElectric baseboard heating
• Interior features: Ceiling fan(s)Laminate countersAluminum-framed windowsElectric oven and range connectionsBlower fan fireplace
• Laundry & utility: Electric dryer hookupElectric water heater

Price history

+98.0% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $99,000 MLS Technology, Inc.
• 2026-04-16 Listed $105,000 MLS Technology, Inc.
• 2007-08-16 Sold (Public Records) $50,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $524 · +5.9% YoY. Source: county tax records.