13163 Whimsical Ln · Kingston, OK 73439

$318,000

3 bd · 2.0 ba · 1,628 sqft · Other · 109 Days on market

Built 2025 0.52 ac lot $63/mo HOA · 3% of rent

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.3/10.0

Listing remarks

The best-looking home in this brand-new neighborhood is now ready! Step inside to a thoughtfully designed floor pan that's perfect for family lining. The vaulted ceiling, cozy fireplace and open-concept kitchen/dinning room create a warm and inviting space you'll love. The home features spacious bedrooms, while the owner's suite feels like a private retreat. Its bathroom showcases an elegant design with a glass-door walk-in shower and today's most popular fixtures. Enjoy outdoor living on the large, covered patio. Front yard is professionally landscaped, with a sprinkler system for front and backyard. This home sits on a 1/2 acre, plenty of room for a shop building in back. Developers will

Key facts

• Vaulted ceiling
• Open-concept kitchen
• Large covered patio

Tags

• VAULTED CEILING
• COZY FIREPLACE
• OPEN-CONCEPT KITCHEN
• LARGE COVERED PATIO
• PROFESSIONALLY LANDSCAPED
• SPRINKLER SYSTEM

Property features AI

Finance

• Other: Located less than 10 miles from Texoma Lake
• HOA & community: Homeowners association with annual fee of $750

Exterior

• Parking: Attached 2-car garage
• Security: No safety shelter
• Utilities: Electricity available; Rural water source; Aerobic septic system
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Built using HardiPlank and wood frame; Asphalt/fiberglass roof; Home warranty included
• Exterior features: Sprinkler/irrigation system; Landscaping; Covered patio and porch

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range/Stove; Garbage disposal; Electric water heater
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Granite counters; High ceilings with vaulted areas; Ceiling fans; Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $318k.

Deal economics

• At list price, monthly cash flow is $-444 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (27.7% below list).
• Recommended offer: $230k (27.7% below list) — sets the bar for 1% rule.

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 $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Marshall County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($289k) 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.

Recommended offer $229,981 (27.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.98%
• DSCR: 0.73
• GRM: 11.5

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: 20.1%
• Equity multiple: 2.63×
• Total profit: $145,000
• Equity at exit: $286,480

10-year hold

• IRR: 18.3%
• Equity multiple: 6.05×
• Total profit: $449,375
• Equity at exit: $617,804

Cash invested: $89,040 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,668
• Tax est. 1.5%: −$398 /mo · $4,770/yr
• Insurance: −$132
• HOA: −$63
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-444

Break-even live

Break-even rent $2,862

Max offer price $253,785

Occupancy floor —

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: $79,500
• Closing costs: $9,540
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 19 events

1. 2026-06-19
   days on market $318,000 Active 109 DOM
2. 2026-06-18
   days on market $318,000 Active 108 DOM
3. 2026-06-17
   days on market $318,000 Active 107 DOM
4. 2026-06-16
   days on market $318,000 Active 106 DOM
5. 2026-06-15
   days on market $318,000 Active 105 DOM
6. 2026-06-14
   days on market $318,000 Active 103 DOM
7. 2026-06-13
   days on market $318,000 Active 102 DOM
8. 2026-06-10
   days on market $318,000 Active 100 DOM
9. 2026-06-09
   days on market $318,000 Active 99 DOM
10. 2026-06-08
    days on market $318,000 Active 98 DOM
11. 2026-06-07
    days on market $318,000 Active 97 DOM
12. 2026-06-05
    days on market $318,000 Active 94 DOM
13. 2026-06-02
    days on market $318,000 Active 92 DOM
14. 2026-06-01
    days on market $318,000 Active 91 DOM
15. 2026-05-31
    days on market $318,000 Active 90 DOM
16. 2026-05-30
    days on market $318,000 Active 89 DOM
17. 2026-03-02
    listed $318,000 Active
18. 2026-02-26
    historical
19. 2025-08-26
    listed $318,000 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: $27,598
• − Mortgage interest: −$17,813
• − Property taxes: −$4,770
• − Insurance: −$1,590
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$756
• − Depreciation: −$9,251
• Taxable loss: −$10,998
• Est. tax savings @ 24.0%: +$2,639
• After-tax cash flow: $-2,686/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

+0.0% since first listed

3 events — show timeline

• 2026-03-02 Listed $318,000 MLS Technology, Inc.
• 2026-02-26 Listing Removed — MLS Technology, Inc.
• 2025-08-26 Listed $318,000 MLS Technology, Inc.

Property tax history

+0.0%/yr

Latest (2025): $1 · +0.0% YoY. Source: county tax records.