11152 Buck Rd · Kingston, OK 73439

$129,000

3 bd · 2.0 ba · 1,350 sqft · Other · 180 Days on market

Built 1994 2.46 ac lot

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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
• 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

Large 3 bedroom 2 bath Manufactured Home in the country, easily accessible to Kingston on 11.54 Acres. It has a large covered porch for grilling and enjoying the peaceful countryside without interruptions. The acreage which could be subdivided is located on a paved road with ends at Caney Creek West RV Park and Boat Ramp and the home sits . 05 miles off the Rock Creek Road to the West. Only a few neighbors and in a very safe area. Great place to live, later build or buy as an investment property. The home needs some TLC to complete the remodel, but would be very nice when completed. The property is not restricted. Come take a look. This home is near the lake and near the conveniences of town.

Key facts

• 2.46 acre lot
• Built 1994
• Listed 180 days

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: Double wide manufactured home; Single-story; Faces southeast; Permanent foundation
• Construction: HardiPlank-type siding; Metal roof; Manufactured construction
• Exterior features: Covered porch; Mature trees; Horses allowed

Interior

• Kitchen: Electric oven connection
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Interior features: Aluminum window frames; Laminate counters; Electric oven 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 other listed at $129k.

Deal economics

• At list price, monthly cash flow is $945 ($11k/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.
• Cap rate 15.1% 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 $14k of equity ($892 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 180 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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: 1.80% ✓
• Cap rate: 15.08%
• Cash-on-cash: 31.40%
• DSCR: 2.40
• GRM: 4.6

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: 48.2%
• Equity multiple: 4.61×
• Total profit: $130,483
• Equity at exit: $116,213

10-year hold

• IRR: 42.0%
• Equity multiple: 10.33×
• Total profit: $336,988
• Equity at exit: $250,619

Cash invested: $36,120 (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: 435
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,325 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $945

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 54%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-14
   days on market $129,000 Active 180 DOM
2. 2026-06-13
   days on market $129,000 Active 179 DOM
3. 2026-06-10
   days on market $129,000 Active 177 DOM
4. 2026-06-09
   days on market $129,000 Active 176 DOM
5. 2026-06-08
   days on market $129,000 Active 175 DOM
6. 2026-06-07
   days on market $129,000 Active 174 DOM
7. 2026-06-05
   days on market $129,000 Active 171 DOM
8. 2026-06-02
   days on market $129,000 Active 169 DOM
9. 2026-06-01
   days on market $129,000 Active 168 DOM
10. 2026-05-31
    days on market $129,000 Active 167 DOM
11. 2026-05-30
    days on market $129,000 Active 166 DOM
12. 2025-12-15
    listed $129,000 Active
13. 2025-11-08
    price $125,000 701-char remark

    Show marketing remark (701 chars)

    Large 3 bedroom 2 bath Manufactured Home in the country, easily accessible to Kingston on 11.54 Acres. It has a large covered porch for grilling and enjoying the peaceful countryside without interruptions. The acreage which could be subdivided is located on a paved road with ends at Caney Creek West RV Park and Boat Ramp and the home sits . 05 miles off the Rock Creek Road to the West. Only a few neighbors and in a very safe area. Great place to live, later build or buy as an investment property. The home needs some TLC to complete the remodel, but would be very nice when completed. The property is not restricted. Come take a look. This home is near the lake and near the conveniences of town.

14. 2025-11-07
    soldstatus $122,580 Closed 701-char remark

    Show marketing remark (701 chars)

    Large 3 bedroom 2 bath Manufactured Home in the country, easily accessible to Kingston on 11.54 Acres. It has a large covered porch for grilling and enjoying the peaceful countryside without interruptions. The acreage which could be subdivided is located on a paved road with ends at Caney Creek West RV Park and Boat Ramp and the home sits . 05 miles off the Rock Creek Road to the West. Only a few neighbors and in a very safe area. Great place to live, later build or buy as an investment property. The home needs some TLC to complete the remodel, but would be very nice when completed. The property is not restricted. Come take a look. This home is near the lake and near the conveniences of town.

15. 2025-09-22
    status Pending 701-char remark

    Show marketing remark (701 chars)

    Large 3 bedroom 2 bath Manufactured Home in the country, easily accessible to Kingston on 11.54 Acres. It has a large covered porch for grilling and enjoying the peaceful countryside without interruptions. The acreage which could be subdivided is located on a paved road with ends at Caney Creek West RV Park and Boat Ramp and the home sits . 05 miles off the Rock Creek Road to the West. Only a few neighbors and in a very safe area. Great place to live, later build or buy as an investment property. The home needs some TLC to complete the remodel, but would be very nice when completed. The property is not restricted. Come take a look. This home is near the lake and near the conveniences of town.

16. 2025-08-18
    listed $269,000 Active 701-char remark

    Show marketing remark (701 chars)

    Large 3 bedroom 2 bath Manufactured Home in the country, easily accessible to Kingston on 11.54 Acres. It has a large covered porch for grilling and enjoying the peaceful countryside without interruptions. The acreage which could be subdivided is located on a paved road with ends at Caney Creek West RV Park and Boat Ramp and the home sits . 05 miles off the Rock Creek Road to the West. Only a few neighbors and in a very safe area. Great place to live, later build or buy as an investment property. The home needs some TLC to complete the remodel, but would be very nice when completed. The property is not restricted. Come take a look. This home is near the lake and near the conveniences of town.

17. 2005-08-26
    soldstatus $18,000
18. 2005-01-28
    soldstatus $18,000

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

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 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: $27,897
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − Depreciation: −$3,753
• Taxable income: $9,875
• Est. tax owed @ 24.0%: −$2,370
• After-tax cash flow: $8,971/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

• 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

+616.7% since first listed

7 events — show timeline

• 2025-12-15 Listed $129,000 MLS Technology, Inc.
• 2025-11-08 Price Changed $125,000 MLS Technology, Inc.
• 2025-11-07 Sold (MLS) $122,580 MLS Technology, Inc.
• 2025-09-22 Pending — MLS Technology, Inc.
• 2025-08-18 Listed $269,000 MLS Technology, Inc.
• 2005-08-26 Sold (Public Records) $18,000 Public Records
• 2005-01-28 Sold (Public Records) $18,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $243 · +6.1% YoY. Source: county tax records.