9640 Rattler Rdg · Kingston, OK 73439

$169,500

3 bd · 2.0 ba · 1,040 sqft · Manufactured public records · 27 Days on market

Built 1983 2.50 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 +28.3/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• 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

Just what you have been looking for, A HOME ON 2.5 ACRES! YES 2.5 ACRES! Check out this 1983 Redman MH with three bedrooms and two bathrooms. Open floor plan with kitchen and living room. This home is filled with so much charm. It is light and bright. Custom cabinets in the kitchen and pine trim. The top cabinetry is a beautiful coral color and soothing mint walls. But don't worry if that is not your preferred color palette the cabinetry is solid wood so you can sand and paint them the color you want. In the kitchen there is a green tile peninsula between it and the living room. Kitchen will have all the appliances. They are leaving the refrigerator. They are also leaving the washer and dr

Key facts

• Covered front porch
• Custom cabinets
• Canopy of tall trees

Tags

• 2.5 ACRES
• CUSTOM CABINETS
• GREEN TILE PENINSULA
• COVERED FRONT PORCH
• FENCED IN BACK YARD
• CANOPY OF TALL TREES

Property features AI

Finance

• Other: 2.5-acre lot (approx. 329' x 333'); Homestead eligible; Located on an existing property; legal description notes a 26x40 Redman (1983); Livestock permitted
• Financial info: Accepts cash, conventional, FHA or VA financing; Loan qualification permitted
• HOA & community: No mandatory association dues

Exterior

• Parking: Gravel parking; 2-car garage
• Utilities: Power: Electric
• Home design: Manufactured / Mobile home; One level; South-facing; Single-family residence
• Construction: Composition roof; Double pane windows; Conventional foundation
• Exterior features: Covered porch; Fire pit; Outbuildings; Workshop; Chain link fencing; Pasture; Rural setting; Wooded lot; Below-ground storm shelter

Interior

• Kitchen: Free‑standing electric range; Oven (free‑standing); Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Ceiling fan(s); Inside utility
• Laundry & utility: Washer and dryer included; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: 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 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: 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 $47k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago 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 $166,957 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.28% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.77%
• DSCR: 1.61
• GRM: 6.5

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: 34.4%
• Equity multiple: 3.68×
• Total profit: $127,024
• Equity at exit: $152,699

10-year hold

• IRR: 29.7%
• Equity multiple: 8.31×
• Total profit: $346,859
• Equity at exit: $329,301

Cash invested: $47,460 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,172 medium
• Mortgage (P&I): −$889
• Tax est. 1.5%: −$212 /mo · $2,542/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $544

Break-even live

Break-even rent $1,483

Max offer price $169,500

Occupancy floor 70%

Sensitivity live

Price	-10% $662	-5% $603	+0% $544	+5% $486	+10% $427
Rent	-10% $373	-5% $459	+0% $544	+5% $630	+10% $716
Rate	-1.0pp $630	-0.5pp $588	base $544	+0.5pp $501	+1.0pp $456

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-02
   status $169,500 Pending 27 DOM
2. 2026-06-01
   days on market $169,500 Active 27 DOM
3. 2026-05-31
   days on market $169,500 Active 26 DOM
4. 2026-05-30
   days on market $169,500 Active 25 DOM
5. 2026-05-06
   price $169,500
6. 2026-05-05
   listed $169,000 Active
7. 2019-01-26
   historical
8. 2018-07-26
   listed $71,900
9. 2018-07-22
   historical
10. 2018-01-22
    listed $71,900
11. 2018-01-19
    historical
12. 2017-07-31
    listed $71,900

ⓘ 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: $26,063
• − Mortgage interest: −$9,495
• − Property taxes: −$2,542
• − Insurance: −$848
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − Depreciation: −$4,931
• Taxable income: $4,078
• Est. tax owed @ 24.0%: −$979
• After-tax cash flow: $5,555/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

+135.7% since first listed

8 events — show timeline

• 2026-05-06 Price Changed $169,500 MLSOK
• 2026-05-05 Listed $169,000 MLSOK
• 2019-01-26 Listing Removed — MLS Technology, Inc.
• 2018-07-26 Listed $71,900 MLS Technology, Inc.
• 2018-07-22 Listing Removed — MLS Technology, Inc.
• 2018-01-22 Listed $71,900 MLS Technology, Inc.
• 2018-01-19 Listing Removed — MLS Technology, Inc.
• 2017-07-31 Listed $71,900 MLS Technology, Inc.

Property tax history

+4.5%/yr

Latest (2025): $190 · +5.0% YoY. Source: county tax records.