308 NE 3rd St · Kingston, OK 73439

$125,000

3 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 43 Days on market

Built 1974 6,499 sqft lot Est $132k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +9.7/15.0
• 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

THIS IS A HUD OWNED PROPERTY BEING SOLD AS-IS WITH A 3 % BUYER AGENT COMMISSION CASE # 421-374180. OFFERS MUST BE SUBMITTED TO WWW. HUDHOMESTORE. COM, MANAGED BY WWW. MMREM. COM EXCLUSIVE AGENCY.

Key facts

• Storm shelter
• Granite countertops
• 6,499 sq ft lot

Tags

• GRANITE COUNTERTOPS
• STORM SHELTER
• CLOSE TO LOCAL SCHOOLS

Property features AI

Exterior

• Parking: 2-car garage; Detached garage; Carport
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces south; Slab foundation
• Construction: Brick and wood frame construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Covered patio; Patio; Full perimeter fencing; Shed(s)

Interior

• Kitchen: Range / Stove; Granite counters
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating with floor furnace; Window cooling unit(s)
• Interior features: Granite counters; Ceiling fan(s); Aluminum window frames

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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.
• Current owner paid $30k; list at $125k implies a 317% gain — meaningful room to come down on a strong offer.

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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.84% ✓
• Cap rate: 16.47%
• Cash-on-cash: 36.35%
• DSCR: 2.62
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $131,532
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 NE 3rd St	0.00mi	2/1.0 (-1)	1,164 (0%)	1mo	$125,000	$107	94
11710 Hwy 70b Hwy	0.46mi	3/1.0	1,260 (+8%)	16mo	$166,500	$132	52
207 N Willis St	0.28mi	2/1.0 (-1)	992 (-15%)	12mo	$58,000	$58	48
104 N Maytubby	0.35mi	3/2.0	1,260 (+8%)	23mo	$145,000	$115	46
502 NW Scribner Dr	0.65mi	3/1.5	1,332 (+14%)	20mo	$150,000	$113	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: 52.2%
• Equity multiple: 4.87×
• Total profit: $135,568
• Equity at exit: $112,610

10-year hold

• IRR: 45.8%
• Equity multiple: 10.89×
• Total profit: $346,063
• Equity at exit: $242,848

Cash invested: $35,000 (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: 435
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,297 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $1,060

Break-even live

Break-even rent $955

Max offer price $125,000

Occupancy floor 49%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-13
   listed $125,000 Active
2. 2012-02-29
   soldstatus $30,000 196-char remark

   Show marketing remark (196 chars)

   THIS IS A HUD OWNED PROPERTY BEING SOLD AS-IS WITH A 3 % BUYER AGENT COMMISSION CASE # 421-374180. OFFERS MUST BE SUBMITTED TO WWW. HUDHOMESTORE. COM, MANAGED BY WWW. MMREM. COM EXCLUSIVE AGENCY.

3. 2011-10-14
   listed $38,800 196-char remark

   Show marketing remark (196 chars)

   THIS IS A HUD OWNED PROPERTY BEING SOLD AS-IS WITH A 3 % BUYER AGENT COMMISSION CASE # 421-374180. OFFERS MUST BE SUBMITTED TO WWW. HUDHOMESTORE. COM, MANAGED BY WWW. MMREM. COM EXCLUSIVE AGENCY.

4. 2008-08-28
   soldstatus $59,500

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$561/yr (+$47/mo · 99.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $27,566
• − Mortgage interest: −$7,002
• − Property taxes: −$564
• − Insurance: −$625
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − Depreciation: −$3,636
• Taxable income: $11,328
• Est. tax owed @ 24.0%: −$2,719
• After-tax cash flow: $10,003/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

• Census place: Kingston, OK
• 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

+110.1% since first listed

4 events — show timeline

• 2026-04-13 Listed $125,000 MLS Technology, Inc.
• 2012-02-29 Sold (MLS) $30,000 LBRMLS
• 2011-10-14 Listed $38,800 LBRMLS
• 2008-08-28 Sold (Public Records) $59,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $564 · +6.0% YoY. Source: county tax records.