205 NE 1st St · Kingston, OK 73439

$194,000

3 bd · 2.0 ba · 1,261 sqft · SingleFamily public records · 15 Days on market

Built 1971 0.74 ac lot Est $145k · 34% over ↓ 17% since listing

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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 +29.6/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Don't miss out on this beautifully remodeled home, conveniently located within the city limits of Kingston! Home is immaculate & features 3 bedrooms & 2 1/2 baths, with tasteful updates throughout! Located on an oversized corner lot, there is plenty of room to enjoy outdoor activities, as well! You better call soon on this one!

Key facts

• Oversized corner lot
• Tasteful updates
• Remodeled home

Tags

• REMODELED HOME
• OVERSIZED CORNER LOT
• TASTEFUL UPDATES

Property features AI

Finance

• HOA & community: Gutters (community feature)

Exterior

• Parking: 1-car garage; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Faces north; Slab foundation; Brick veneer and wood frame construction; Asphalt/fiberglass roof
• Construction: Built (year per public records); Brick veneer; Wood frame; Asphalt/fiberglass roof; Slab foundation
• Exterior features: Covered patio and porch; Shed(s); Rain gutters; Corner lot; Mature trees

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Gas range/oven connections
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Programmable thermostat; Vinyl insulated windows; Laminate counters
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $699 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $194k).
• Recommended offer: $191k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 $21k of equity ($1k loan paydown + $19k 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 $54k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 3 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,090 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.45%
• DSCR: 1.69
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $145,015
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11710 Hwy 70b Hwy	0.30mi	3/1.0	1,260 (-0%)	16mo	$166,500	$132	69
308 NE 3rd St	0.21mi	2/1.0 (-1)	1,164 (-8%)	1mo	$125,000	$107	68
104 N Maytubby	0.30mi	3/2.0	1,260 (-0%)	23mo	$145,000	$115	66
501 NW Sterling	0.71mi	3/2.0	1,361 (+8%)	8mo	$157,000	$115	47
502 NW Scribner Dr	0.74mi	3/1.5	1,332 (+6%)	20mo	$150,000	$113	38

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: 35.7%
• Equity multiple: 3.76×
• Total profit: $150,116
• Equity at exit: $174,771

10-year hold

• IRR: 30.7%
• Equity multiple: 8.49×
• Total profit: $406,880
• Equity at exit: $376,899

Cash invested: $54,320 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,343 medium
• Mortgage (P&I): −$1,017
• Tax from tax record: −$53 /mo · $640/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $699

Break-even live

Break-even rent $1,458

Max offer price $194,000

Occupancy floor 65%

Sensitivity live

Price	-10% $809	-5% $754	+0% $699	+5% $644	+10% $589
Rent	-10% $514	-5% $607	+0% $699	+5% $792	+10% $884
Rate	-1.0pp $797	-0.5pp $749	base $699	+0.5pp $649	+1.0pp $598

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-30
   statusdays on market $194,000 Pending 15 DOM
2. 2026-05-15
   listed $194,000 Active
3. 2026-05-14
   historical
4. 2026-04-10
   price $194,000
5. 2026-03-28
   price $199,000
6. 2026-03-17
   price $205,000
7. 2025-11-14
   listed $212,000 Active
8. 2025-11-13
   historical
9. 2025-10-07
   price $212,000
10. 2025-08-21
    price $220,000
11. 2025-07-23
    price $225,000
12. 2025-07-03
    price $230,000
13. 2025-05-13
    listed $235,000 Active

ⓘ 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: $640 · $53/mo
• Projected year-2 tax: $1,746 · $145/mo
• Expected delta: +$1,106/yr (+$92/mo · 172.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $28,114
• − Mortgage interest: −$10,867
• − Property taxes: −$640
• − Insurance: −$970
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$5,644
• Taxable income: $5,495
• Est. tax owed @ 24.0%: −$1,319
• After-tax cash flow: $7,073/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

-17.4% since first listed

12 events — show timeline

• 2026-05-15 Listed $194,000 MLS Technology, Inc.
• 2026-05-14 Listing Removed — MLS Technology, Inc.
• 2026-04-10 Price Changed $194,000 MLS Technology, Inc.
• 2026-03-28 Price Changed $199,000 MLS Technology, Inc.
• 2026-03-17 Price Changed $205,000 MLS Technology, Inc.
• 2025-11-14 Listed $212,000 MLS Technology, Inc.
• 2025-11-13 Listing Removed — MLS Technology, Inc.
• 2025-10-07 Price Changed $212,000 MLS Technology, Inc.
• 2025-08-21 Price Changed $220,000 MLS Technology, Inc.
• 2025-07-23 Price Changed $225,000 MLS Technology, Inc.
• 2025-07-03 Price Changed $230,000 MLS Technology, Inc.
• 2025-05-13 Listed $235,000 MLS Technology, Inc.

Property tax history

+5.0%/yr

Latest (2025): $640 · +6.0% YoY. Source: county tax records.