10782 Hickory · Preston, TX 73439

$125,000

3 bd · 2.0 ba · 840 sqft · Manufactured public records · 142 Days on market

Built 2020 9,800 sqft lot Est $148k · 15% under ↓ 19% since listing

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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
• ARV discount +14.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Start your Lake Texoma lifestyle here! Located in the highly desirable, golf cart-friendly Oakview Community, this charming home sits on a shaded corner lot with mature trees and is less than one mile from nearby boat ramps and sandy beaches. Perfectly positioned between Oakview, Taylor, and Sandy Beaches, you’ll enjoy easy access to some of the area’s best recreation, boating, and lake fun. Offering the ideal blend of privacy and convenience, this property is well suited for full-time living, a weekend retreat, or a vacation investment. Don’t miss this opportunity to own a home in the heart of Lake Texoma—schedule your showing today!

Key facts

• Shaded corner lot
• Sandy beaches
• Nearby boat ramps

Tags

• SHADED CORNER LOT
• MATURE TREES
• NEARBY BOAT RAMPS
• SANDY BEACHES
• EASY ACCESS TO RECREATION
• HEART OF LAKE TEXOMA

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: Single-wide manufactured home; 1 story; Faces east; Crawlspace foundation
• Construction: Manufactured construction; Vinyl siding
• Exterior features: Covered patio; Patio; Partial fencing; Corner lot; Mature trees; Less than 1 mile to Texoma Lake

Interior

• Kitchen: Dishwasher; Oven; Range; Electric water heater
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum window frames; Laminate counters; Electric oven connection; Electric range connection; No additional interior exterior features listed
• 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 $125k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/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: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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, schools F, amenities 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: 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 142 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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: 1.53% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.73%
• DSCR: 2.14
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $147,840
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4208 Aqua Rd	0.58mi	2/2.0 (-1)	952 (+13%)	9mo	$168,000	$176	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: 43.7%
• Equity multiple: 4.31×
• Total profit: $115,843
• Equity at exit: $112,610

10-year hold

• IRR: 37.8%
• Equity multiple: 9.67×
• Total profit: $303,483
• Equity at exit: $242,848

Cash invested: $35,000 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$55 /mo · $655/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $750

Break-even live

Break-even rent $965

Max offer price $125,000

Occupancy floor 56%

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 25 events

1. 2026-06-19
   days on market $125,000 Active 142 DOM
2. 2026-06-18
   days on market $125,000 Active 141 DOM
3. 2026-06-17
   days on market $125,000 Active 140 DOM
4. 2026-06-16
   days on market $125,000 Active 139 DOM
5. 2026-06-15
   days on market $125,000 Active 138 DOM
6. 2026-06-14
   days on market $125,000 Active 136 DOM
7. 2026-06-13
   days on market $125,000 Active 135 DOM
8. 2026-06-10
   days on market $125,000 Active 133 DOM
9. 2026-06-09
   days on market $125,000 Active 132 DOM
10. 2026-06-08
    days on market $125,000 Active 131 DOM
11. 2026-06-07
    days on market $125,000 Active 130 DOM
12. 2026-06-05
    days on market $125,000 Active 127 DOM
13. 2026-06-02
    days on market $125,000 Active 125 DOM
14. 2026-06-01
    days on market $125,000 Active 124 DOM
15. 2026-05-31
    days on market $125,000 Active 123 DOM
16. 2026-05-30
    days on market $125,000 Active 122 DOM
17. 2026-01-28
    listed $125,000 Active
18. 2025-12-31
    historical
19. 2025-01-01
    listed $125,000 Active
20. 2024-12-31
    historical
21. 2024-07-03
    price $140,000
22. 2024-04-18
    price $149,000
23. 2024-01-12
    listed $155,000 Active
24. 2023-12-29
    historical
25. 2023-10-10
    listed $155,000 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 TX · Resets to sale price

• Current annual tax: $655 · $55/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$1,632/yr (+$136/mo · 249.2%)

ⓘ 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 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $22,977
• − Mortgage interest: −$7,002
• − Property taxes: −$655
• − Insurance: −$625
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$3,636
• Taxable income: $7,382
• Est. tax owed @ 24.0%: −$1,772
• After-tax cash flow: $7,234/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

-19.4% since first listed

9 events — show timeline

• 2026-01-28 Listed $125,000 MLS Technology, Inc.
• 2025-12-31 Listing Removed — MLS Technology, Inc.
• 2025-01-01 Listed $125,000 MLS Technology, Inc.
• 2024-12-31 Listing Removed — MLS Technology, Inc.
• 2024-07-03 Price Changed $140,000 MLS Technology, Inc.
• 2024-04-18 Price Changed $149,000 MLS Technology, Inc.
• 2024-01-12 Listed $155,000 MLS Technology, Inc.
• 2023-12-29 Listing Removed — MLS Technology, Inc.
• 2023-10-10 Listed $155,000 MLS Technology, Inc.

Property tax history

+38.6%/yr

Latest (2025): $655 · +17.6% YoY. Source: county tax records.