503 State Highway 70 N · Kingston, OK 73439

$209,900

3 bd · 2.0 ba · 2,048 sqft · Manufactured public records · 74 Days on market

Built 2009 1.00 ac lot Est $258k · 19% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Spacious and well-maintained, this one-owner 3 bedroom, 2 bath manufactured home sits on a full 1 acre in Kingston, OK, just under 5 miles from beautiful Lake Texoma. An inviting open floor plan connects the kitchen, dining, and living spaces, creating an ideal layout for everyday living or entertaining. Enjoy the flexibility of two separate living areas—perfect for a family room, game room, office, or additional guest space. Step outside to a large covered deck that extends your living area outdoors and offers the ideal spot for relaxing, grilling, or gathering with friends. With Highway 70 frontage, this property also offers excellent visibility and potential for future commercial u

Key facts

• 1 acre lot
• 2 garage spots
• Built 2009

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Public water; Public sewer
• Home design: Manufactured double-wide home; Single-story; Faces east; Permanent foundation
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Deck; Located on a corner lot; Near Texoma Lake

Interior

• Kitchen: Convection oven; Cooktop; Oven; Range; Dishwasher; Refrigerator; Electric water heater
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fan(s); Laminate counters; Vinyl window frames
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 $22k of equity ($1k loan paydown + $21k 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 $59k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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 $20k; list at $210k implies a 976% 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 $197,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.07% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $258,048
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 N Maytubby St	0.37mi	4/2.5 (+1)	2,184 (+7%)	13mo	$275,000	$126	54

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: 31.9%
• Equity multiple: 3.50×
• Total profit: $146,768
• Equity at exit: $189,095

10-year hold

• IRR: 27.5%
• Equity multiple: 7.92×
• Total profit: $406,456
• Equity at exit: $407,790

Cash invested: $58,772 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,241 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $511

Break-even live

Break-even rent $1,595

Max offer price $209,900

Occupancy floor 72%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $209,900 Active 74 DOM
2. 2026-06-18
   days on market $209,900 Active 73 DOM
3. 2026-06-17
   days on market $209,900 Active 72 DOM
4. 2026-06-16
   days on market $209,900 Active 71 DOM
5. 2026-06-15
   days on market $209,900 Active 70 DOM
6. 2026-06-14
   days on market $209,900 Active 68 DOM
7. 2026-06-13
   days on market $209,900 Active 67 DOM
8. 2026-06-10
   days on market $209,900 Active 65 DOM
9. 2026-06-09
   days on market $209,900 Active 64 DOM
10. 2026-06-08
    days on market $209,900 Active 63 DOM
11. 2026-06-07
    days on market $209,900 Active 62 DOM
12. 2026-06-05
    days on market $209,900 Active 59 DOM
13. 2026-06-02
    days on market $209,900 Active 57 DOM
14. 2026-06-01
    days on market $209,900 Active 56 DOM
15. 2026-05-31
    days on market $209,900 Active 55 DOM
16. 2026-05-30
    days on market $209,900 Active 54 DOM
17. 2026-04-03
    listed $209,900 Active
18. 2026-03-16
    historical
19. 2026-01-10
    listed $210,000 Active
20. 2026-01-08
    status Active
21. 2025-11-05
    historical
22. 2025-09-25
    status Pending
23. 2025-08-13
    status Active
24. 2025-08-13
    price $210,000
25. 2025-07-24
    status Pending
26. 2025-06-22
    price $215,000
27. 2025-05-09
    listed $220,000 Active
28. 2025-05-08
    historical
29. 2025-03-30
    price $220,000
30. 2025-01-22
    price $230,000
31. 2024-11-08
    listed $240,000 Active
32. 2024-11-07
    historical
33. 2024-08-21
    price $240,000
34. 2024-05-07
    listed $249,000 Active
35. 2008-05-09
    soldstatus $19,500

ⓘ 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: $860 · $72/mo
• Projected year-2 tax: $1,889 · $157/mo
• Expected delta: +$1,029/yr (+$86/mo · 119.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°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: $26,896
• − Mortgage interest: −$11,758
• − Property taxes: −$860
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,152
• − Management: −$2,152
• − Depreciation: −$6,106
• Taxable income: $2,820
• Est. tax owed @ 24.0%: −$677
• After-tax cash flow: $5,453/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

+976.4% since first listed

19 events — show timeline

• 2026-04-03 Listed $209,900 MLS Technology, Inc.
• 2026-03-16 Listing Removed — MLS Technology, Inc.
• 2026-01-10 Listed $210,000 MLS Technology, Inc.
• 2026-01-08 Relisted — MLS Technology, Inc.
• 2025-11-05 Listing Removed — MLS Technology, Inc.
• 2025-09-25 Pending — MLS Technology, Inc.
• 2025-08-13 Relisted — MLS Technology, Inc.
• 2025-08-13 Price Changed $210,000 MLS Technology, Inc.
• 2025-07-24 Pending — MLS Technology, Inc.
• 2025-06-22 Price Changed $215,000 MLS Technology, Inc.
• 2025-05-09 Listed $220,000 MLS Technology, Inc.
• 2025-05-08 Listing Removed — MLS Technology, Inc.
• 2025-03-30 Price Changed $220,000 MLS Technology, Inc.
• 2025-01-22 Price Changed $230,000 MLS Technology, Inc.
• 2024-11-08 Listed $240,000 MLS Technology, Inc.
• 2024-11-07 Listing Removed — MLS Technology, Inc.
• 2024-08-21 Price Changed $240,000 MLS Technology, Inc.
• 2024-05-07 Listed $249,000 MLS Technology, Inc.
• 2008-05-09 Sold (Public Records) $19,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $860 · +4.2% YoY. Source: county tax records.