10383 Texoma Rd · Preston, TX 73439

$135,000

3 bd · 2.0 ba · 2,132 sqft · Manufactured public records · 38 Days on market

Built 1991 0.89 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

.45 acre lot in the desired Oakview Addition in Lake Texoma. Property includes 400sq ft of livable space upstairs. 1 full bath. Mini split that was installed March 2021 for your heating and cooling and 500sq ft of garage space that could be converted to a living space. The property could be split into 3 usable lots but just the 1 with the structure. With a little TLC this property could be perfect for the weekend getaways at the lake, shore term rental investment property, or your permanent residence. Property has electric, water, and septic.

Key facts

• Usable lots
• Electric
• Acre lot

Tags

• ACRE LOT
• LIVABLE SPACE UPSTAIRS
• MINI SPLIT
• GARAGE SPACE
• USABLE LOTS
• ELECTRIC

Property features AI

Finance

• Other: Property listed as existing (not new construction); Lot approximately 0.895 acre
• Financial info: Not assumable; Not eligible for loan qualification (per listing data)
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: No flood insurance noted
• Home design: Single family residence; Two-story; Property faces west; Residential property
• Construction: Brick and frame construction; Composition roof (replaced or noted in 1991); Slab foundation
• Exterior features: No notable exterior features listed; Interior lot

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: No fireplace; No study; Not an in-law plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $978 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 2.9% in Preston — 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 56/100 on livability (#1,306 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, 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.
• 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: 42 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($131k) 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.
• Current owner paid $30k; list at $135k implies a 350% gain — meaningful room to come down on a strong offer.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.65% ✓
• Cap rate: 14.99%
• Cash-on-cash: 31.04%
• DSCR: 2.38
• GRM: 5.0

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: 47.9%
• Equity multiple: 4.59×
• Total profit: $135,749
• Equity at exit: $121,619

10-year hold

• IRR: 41.7%
• Equity multiple: 10.28×
• Total profit: $350,670
• Equity at exit: $262,275

Cash invested: $37,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 73439

• Home prices YoY: 12.3%
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,234 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$23 /mo · $273/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $978

Break-even live

Break-even rent $996

Max offer price $135,000

Occupancy floor 51%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-13
   statusdays on market $135,000 Pending 38 DOM
2. 2026-06-10
   days on market $135,000 Active 36 DOM
3. 2026-06-09
   days on market $135,000 Active 35 DOM
4. 2026-06-08
   days on market $135,000 Active 34 DOM
5. 2026-06-07
   days on market $135,000 Active 33 DOM
6. 2026-06-05
   days on market $135,000 Active 30 DOM
7. 2026-06-02
   days on market $135,000 Active 28 DOM
8. 2026-06-01
   days on market $135,000 Active 27 DOM
9. 2026-05-31
   days on market $135,000 Active 26 DOM
10. 2026-05-30
    days on market $135,000 Active 25 DOM
11. 2026-05-05
    listed $135,000 Active
12. 2026-04-07
    historical
13. 2026-03-23
    status Active
14. 2026-03-17
    status Pending
15. 2026-03-11
    listed $150,000 Active
16. 2004-08-31
    soldstatus $30,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $273 · $23/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$2,198/yr (+$183/mo · 804.9%)

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

Taxation est. · year 1

• Rental income: $26,807
• − Mortgage interest: −$7,562
• − Property taxes: −$273
• − Insurance: −$675
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − Depreciation: −$3,927
• Taxable income: $10,081
• Est. tax owed @ 24.0%: −$2,419
• After-tax cash flow: $9,315/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 — Preston

• Score: 56/100
• State rank: #1306
• US rank: #22637

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D 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: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+350.0% since first listed

6 events — show timeline

• 2026-05-05 Listed $135,000 MLSOK
• 2026-04-07 Listing Removed — MLS Technology, Inc.
• 2026-03-23 Relisted — MLS Technology, Inc.
• 2026-03-17 Pending — MLS Technology, Inc.
• 2026-03-11 Listed $150,000 MLS Technology, Inc.
• 2004-08-31 Sold (Public Records) $30,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $273 · +5.8% YoY. Source: county tax records.