11845 Oak Ridge Dr · Kingston, OK 73439

$375,000

2 bd · 4.0 ba · 1,972 sqft · SingleFamily public records · 120 Days on market

Built 2022 10,438 sqft lot Est $406k · 8% under $32/mo HOA · 1% of rent

---

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).

• ARV discount +11.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.5/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.8/10.0

Listing remarks MLS

2021 BUILT IN OAK RIDGE GATED COMMUNITY. HOME HAS 4 BEDROOMS, 2 FULL BATHS, SECURITY SYSTEM, NATURAL GAS HEAT & AIR, GAS HEATER TANKLESS, GAS FIREPLACE. HOME SITS ON . 23 ACRE LOT AND JUST 1/4 MILE FROM CHICKASAW POINTE GOLF COURSE AND CATFISH BAY MARINA.

Key facts

• Deck and hot tub
• Community pond
• Private gated access

Tags

• PRIVATE GATED ACCESS
• RESORT STYLE AMENITIES
• COMMUNITY POND
• ENTERTAINMENT READY BACKYARD
• DECK AND HOT TUB

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Annual association fee; Community amenities include clubhouse, gated entry, park, pool, guard, tennis courts, and sidewalks

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Owned security system; Smoke detectors; No safety shelter
• Utilities: Electricity available; Natural gas available; Phone available; Water available (rural); Sewer: lagoon
• Home design: Single-story; Faces east; Slab foundation; Property type with stone, HardiPlank and wood frame construction
• Construction: Built by builder; Asphalt/fiberglass roof
• Exterior features: Exterior lighting; Satellite dish; Mature trees; Sloped topography; Less than 1 mile to water (Texoma Lake)

Interior

• Kitchen: Built-in range; Range; Oven; Gas oven connection; Microwave; Dishwasher; Disposal; Icemaker / plumbed for icemaker; Tankless and gas water heater
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Gas, Heat Pump); Central air conditioning
• Interior features: Attic; Granite counters; High ceilings; Vaulted ceilings; High-speed internet; Wired for data; Ceiling fans; Gas range/oven connections; Storm windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/4.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-627 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (29.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (40.2% below list).
• Recommended offer: $224k (40.2% 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: 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 $40k of equity ($3k loan paydown + $38k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,167 (40.2% 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 120 days. Have you received any prior offers? Is the seller open to a 40% 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: 0.60% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.16%
• DSCR: 0.68
• GRM: 13.9

CMA / ARV

• ARV (on-the-fly): $406,232
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6946 Red Oak Dr	0.28mi	3/2.0 (+1)	1,970 (-0%)	0mo	$405,000	$206	74
7039 Live Oak Dr	0.18mi	3/2.0 (+1)	1,838 (-7%)	12mo	$390,000	$212	58
11348 Chinkapin Oak Ct	0.39mi	3/2.0 (+1)	1,813 (-8%)	13mo	$360,000	$199	44
11144 Spanish Oak Dr	0.61mi	3/2.0 (+1)	1,855 (-6%)	21mo	$320,000	$173	31
10997 Mystic Oak Dr	0.71mi	3/2.0 (+1)	1,769 (-10%)	11mo	$300,000	$170	28
11266 Blackjack Oak Cir	0.58mi	3/2.0 (+1)	1,682 (-15%)	11mo	$375,000	$223	27

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: 19.2%
• Equity multiple: 2.56×
• Total profit: $164,234
• Equity at exit: $337,830

10-year hold

• IRR: 17.7%
• Equity multiple: 5.90×
• Total profit: $514,863
• Equity at exit: $728,543

Cash invested: $105,000 (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: 13.9×

Monthly cashflow live

• Estimated rent: $2,242 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$243 /mo · $2,914/yr
• Insurance: −$156
• HOA: −$32
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-627

Break-even live

Break-even rent $3,035

Max offer price $264,290

Occupancy floor —

Sensitivity live

Price	-10% $-414	-5% $-521	+0% $-627	+5% $-733	+10% $-839
Rent	-10% $-804	-5% $-715	+0% $-627	+5% $-538	+10% $-450
Rate	-1.0pp $-438	-0.5pp $-531	base $-627	+0.5pp $-724	+1.0pp $-823

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: gassecurity

Listing history 29 events

1. 2026-06-22
   days on market $375,000 Active 120 DOM
2. 2026-06-19
   days on market $375,000 Active 118 DOM
3. 2026-06-18
   days on market $375,000 Active 117 DOM
4. 2026-06-17
   days on market $375,000 Active 116 DOM
5. 2026-06-16
   days on market $375,000 Active 115 DOM
6. 2026-06-15
   days on market $375,000 Active 114 DOM
7. 2026-06-14
   days on market $375,000 Active 112 DOM
8. 2026-06-13
   days on market $375,000 Active 111 DOM
9. 2026-06-10
   days on market $375,000 Active 109 DOM
10. 2026-06-09
    days on market $375,000 Active 108 DOM
11. 2026-06-08
    days on market $375,000 Active 107 DOM
12. 2026-06-07
    days on market $375,000 Active 106 DOM
13. 2026-06-05
    days on market $375,000 Active 103 DOM
14. 2026-06-02
    days on market $375,000 Active 101 DOM
15. 2026-06-01
    days on market $375,000 Active 100 DOM
16. 2026-05-31
    pricedays on market $375,000 Active 99 DOM
17. 2026-05-30
    days on market $385,000 Active 98 DOM
18. 2026-05-16
    price $385,000
19. 2026-04-14
    price $399,000
20. 2026-02-21
    listed $405,000 Active
21. 2023-06-08
    soldstatus $330,000 Closed 261-char remark

    Show marketing remark (261 chars)

    2021 BUILT IN OAK RIDGE GATED COMMUNITY. HOME HAS 4 BEDROOMS, 2 FULL BATHS, SECURITY SYSTEM, NATURAL GAS HEAT & AIR, GAS HEATER TANKLESS, GAS FIREPLACE. HOME SITS ON . 23 ACRE LOT AND JUST 1/4 MILE FROM CHICKASAW POINTE GOLF COURSE AND CATFISH BAY MARINA.

22. 2023-04-15
    status Pending 261-char remark

    Show marketing remark (261 chars)

    2021 BUILT IN OAK RIDGE GATED COMMUNITY. HOME HAS 4 BEDROOMS, 2 FULL BATHS, SECURITY SYSTEM, NATURAL GAS HEAT & AIR, GAS HEATER TANKLESS, GAS FIREPLACE. HOME SITS ON . 23 ACRE LOT AND JUST 1/4 MILE FROM CHICKASAW POINTE GOLF COURSE AND CATFISH BAY MARINA.

23. 2023-03-07
    status Active 261-char remark

    Show marketing remark (261 chars)

    2021 BUILT IN OAK RIDGE GATED COMMUNITY. HOME HAS 4 BEDROOMS, 2 FULL BATHS, SECURITY SYSTEM, NATURAL GAS HEAT & AIR, GAS HEATER TANKLESS, GAS FIREPLACE. HOME SITS ON . 23 ACRE LOT AND JUST 1/4 MILE FROM CHICKASAW POINTE GOLF COURSE AND CATFISH BAY MARINA.

24. 2023-01-18
    soldstatus $332,000
25. 2023-01-15
    status Pending 261-char remark

    Show marketing remark (261 chars)

    2021 BUILT IN OAK RIDGE GATED COMMUNITY. HOME HAS 4 BEDROOMS, 2 FULL BATHS, SECURITY SYSTEM, NATURAL GAS HEAT & AIR, GAS HEATER TANKLESS, GAS FIREPLACE. HOME SITS ON . 23 ACRE LOT AND JUST 1/4 MILE FROM CHICKASAW POINTE GOLF COURSE AND CATFISH BAY MARINA.

26. 2022-12-11
    price $334,000 261-char remark

    Show marketing remark (261 chars)

    2021 BUILT IN OAK RIDGE GATED COMMUNITY. HOME HAS 4 BEDROOMS, 2 FULL BATHS, SECURITY SYSTEM, NATURAL GAS HEAT & AIR, GAS HEATER TANKLESS, GAS FIREPLACE. HOME SITS ON . 23 ACRE LOT AND JUST 1/4 MILE FROM CHICKASAW POINTE GOLF COURSE AND CATFISH BAY MARINA.

27. 2022-11-29
    price $339,000 261-char remark

    Show marketing remark (261 chars)

    2021 BUILT IN OAK RIDGE GATED COMMUNITY. HOME HAS 4 BEDROOMS, 2 FULL BATHS, SECURITY SYSTEM, NATURAL GAS HEAT & AIR, GAS HEATER TANKLESS, GAS FIREPLACE. HOME SITS ON . 23 ACRE LOT AND JUST 1/4 MILE FROM CHICKASAW POINTE GOLF COURSE AND CATFISH BAY MARINA.

28. 2022-11-14
    listed $349,000 Active 261-char remark

    Show marketing remark (261 chars)

    2021 BUILT IN OAK RIDGE GATED COMMUNITY. HOME HAS 4 BEDROOMS, 2 FULL BATHS, SECURITY SYSTEM, NATURAL GAS HEAT & AIR, GAS HEATER TANKLESS, GAS FIREPLACE. HOME SITS ON . 23 ACRE LOT AND JUST 1/4 MILE FROM CHICKASAW POINTE GOLF COURSE AND CATFISH BAY MARINA.

29. 2007-04-09
    soldstatus $5,000

ⓘ 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: $2,914 · $243/mo
• Projected year-2 tax: $3,375 · $281/mo
• Expected delta: +$461/yr (+$38/mo · 15.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $26,900
• − Mortgage interest: −$21,006
• − Property taxes: −$2,914
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,152
• − Management: −$2,152
• − HOA: −$384
• − Depreciation: −$10,909
• Taxable loss: −$14,492
• Est. tax savings @ 24.0%: +$3,478
• After-tax cash flow: $-4,042/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

+7600.0% since first listed

12 events — show timeline

• 2026-05-16 Price Changed $385,000 MLS Technology, Inc.
• 2026-04-14 Price Changed $399,000 MLS Technology, Inc.
• 2026-02-21 Listed $405,000 MLS Technology, Inc.
• 2023-06-08 Sold (MLS) $330,000 MLS Technology, Inc.
• 2023-04-15 Pending — MLS Technology, Inc.
• 2023-03-07 Relisted — MLS Technology, Inc.
• 2023-01-18 Sold (Public Records) $332,000 Public Records
• 2023-01-15 Pending — MLS Technology, Inc.
• 2022-12-11 Price Changed $334,000 MLS Technology, Inc.
• 2022-11-29 Price Changed $339,000 MLS Technology, Inc.
• 2022-11-14 Listed $349,000 MLS Technology, Inc.
• 2007-04-09 Sold (Public Records) $5,000 Public Records

Property tax history

+44.7%/yr

Latest (2025): $2,914 · +2.0% YoY. Source: county tax records.