9976 Rattler Rdg · Kingston, OK 73439

$219,900

3 bd · 2.0 ba · 1,720 sqft · Manufactured public records · 287 Days on market

Built 2007 2.00 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 +24.6/30.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• 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 home is located close to the schools and town baseball fields but away from most of the school traffic. This is a very nice manufactured home sitting on 2 acres of land. Amenities include an open floor plan, large kitchen with center island, separate laundry room, double sinks and garden tub in master bath and additional storage building in back. Also sits on concrete runners which allows for easier financing. There are additional utilities on the property for another home.

Key facts

• Modular home
• Pecan trees
• Manicured acres

Tags

• MODULAR HOME
• MANICURED ACRES
• PECAN TREES

Property features AI

Exterior

• Parking: Detached garage; Carport; 2 garage spaces
• Security: No safety shelter
• Utilities: Electricity available; Rural water source; Aerobic septic system
• Home design: Single-story; Faces south; Crawlspace foundation
• Construction: Brick and HardiPlank-type siding with modular/prefab elements; Asphalt/fiberglass roof; Built according to public records
• Exterior features: Covered patio/porch; Deck; Porch; Gravel driveway; Shed(s); Sloping, wooded lot; Less than 5 miles to water (Texoma Lake)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fan(s); Accessible doors; Storm windows; Electric oven and range connections
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 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 $24k of equity ($2k loan paydown + $22k 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 $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $129k; list at $220k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.04% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.87%
• DSCR: 1.39
• GRM: 8.0

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: 30.7%
• Equity multiple: 3.42×
• Total profit: $148,698
• Equity at exit: $198,103

10-year hold

• IRR: 26.6%
• Equity multiple: 7.74×
• Total profit: $414,956
• Equity at exit: $427,217

Cash invested: $61,572 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,294 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $455

Break-even live

Break-even rent $1,717

Max offer price $219,900

Occupancy floor 75%

Sensitivity live

Price	-10% $580	-5% $518	+0% $455	+5% $393	+10% $331
Rent	-10% $274	-5% $365	+0% $455	+5% $546	+10% $637
Rate	-1.0pp $566	-0.5pp $511	base $455	+0.5pp $398	+1.0pp $340

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $219,900 Active 287 DOM
2. 2026-06-19
   days on market $219,900 Active 285 DOM
3. 2026-06-18
   days on market $219,900 Active 284 DOM
4. 2026-06-17
   days on market $219,900 Active 283 DOM
5. 2026-06-16
   days on market $219,900 Active 282 DOM
6. 2026-06-15
   days on market $219,900 Active 281 DOM
7. 2026-06-14
   days on market $219,900 Active 279 DOM
8. 2026-06-13
   days on market $219,900 Active 278 DOM
9. 2026-06-10
   days on market $219,900 Active 276 DOM
10. 2026-06-09
    days on market $219,900 Active 275 DOM
11. 2026-06-08
    days on market $219,900 Active 274 DOM
12. 2026-06-07
    days on market $219,900 Active 273 DOM
13. 2026-06-05
    days on market $219,900 Active 270 DOM
14. 2026-06-02
    days on market $219,900 Active 268 DOM
15. 2026-06-01
    days on market $219,900 Active 267 DOM
16. 2026-05-31
    days on market $219,900 Active 266 DOM
17. 2026-05-30
    days on market $219,900 Active 265 DOM
18. 2025-10-22
    price $239,900
19. 2025-09-06
    listed $249,900 Active
20. 2024-09-29
    historical
21. 2024-08-24
    listed $200,000 Active
22. 2020-04-22
    soldstatus $129,000
23. 2020-04-21
    soldstatus $129,000 483-char remark

    Show marketing remark (483 chars)

    This home is located close to the schools and town baseball fields but away from most of the school traffic. This is a very nice manufactured home sitting on 2 acres of land. Amenities include an open floor plan, large kitchen with center island, separate laundry room, double sinks and garden tub in master bath and additional storage building in back. Also sits on concrete runners which allows for easier financing. There are additional utilities on the property for another home.

24. 2019-09-24
    listed $135,000 483-char remark

    Show marketing remark (483 chars)

    This home is located close to the schools and town baseball fields but away from most of the school traffic. This is a very nice manufactured home sitting on 2 acres of land. Amenities include an open floor plan, large kitchen with center island, separate laundry room, double sinks and garden tub in master bath and additional storage building in back. Also sits on concrete runners which allows for easier financing. There are additional utilities on the property for another home.

25. 2009-11-19
    soldstatus $16,000

ⓘ 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: $1,342 · $112/mo
• Projected year-2 tax: $1,979 · $165/mo
• Expected delta: +$637/yr (+$53/mo · 47.5%)

ⓘ 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 · 19 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: $27,524
• − Mortgage interest: −$12,318
• − Property taxes: −$1,342
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − Depreciation: −$6,397
• Taxable income: $1,963
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $4,993/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

+1399.4% since first listed

8 events — show timeline

• 2025-10-22 Price Changed $239,900 MLS Technology, Inc.
• 2025-09-06 Listed $249,900 MLS Technology, Inc.
• 2024-09-29 Listing Removed — MLS Technology, Inc.
• 2024-08-24 Listed $200,000 MLS Technology, Inc.
• 2020-04-22 Sold (Public Records) $129,000 Public Records
• 2020-04-21 Sold (MLS) $129,000 MLS Technology, Inc.
• 2019-09-24 Listed $135,000 MLS Technology, Inc.
• 2009-11-19 Sold (Public Records) $16,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,342 · +5.9% YoY. Source: county tax records.