5127 Osborn · Preston, TX 73439

$170,000

2 bd · 1.0 ba · 672 sqft · Other · 339 Days on market

Built 1970 0.30 ac lot ↓ 15% since listing

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Why this score? — see what drove the C 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 +19.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful property near Lake Texoma! This property offers a 30x60 metal shop with double roll-up doors and a concrete slab-perfect for storing boats, lake toys, or working on projects. With some work, a second 30x30 building with a concrete slab provides even more space and flexibility. Located in a quiet, family-friendly neighborhood, this is ideal spot for your dream home or weekend getaway. The property also includes two water meters and a septic system already in place. No value is given to the mobile home on property.

Key facts

• Double roll-up doors
• Concrete slab
• 30x60 metal shop

Tags

• 30X60 METAL SHOP
• DOUBLE ROLL-UP DOORS
• CONCRETE SLAB
• SECOND 30X30 BUILDING
• TWO WATER METERS
• SEPTIC SYSTEM

Property features AI

Finance

• Other: Annual taxes listed separately (financial details excluded per instructions)
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No safety shelter
• Utilities: Electricity available; Water available (rural water source); Septic tank
• Home design: Single-story; Faces east; Tie down foundation
• Construction: Slate roof; Aluminum siding
• Exterior features: Covered porch; Shed(s); Workshop; Chain link fencing; Mature trees on lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Not specified
• Interior features: Aluminum window frames; No additional interior features listed
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 339 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 339 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 8.1

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: 28.1%
• Equity multiple: 3.22×
• Total profit: $105,781
• Equity at exit: $153,149

10-year hold

• IRR: 24.5%
• Equity multiple: 7.33×
• Total profit: $301,205
• Equity at exit: $330,273

Cash invested: $47,600 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,749 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $207

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 83%

Sensitivity live

Price	-10% $324	-5% $265	+0% $207	+5% $148	+10% $89
Rent	-10% $69	-5% $138	+0% $207	+5% $276	+10% $345
Rate	-1.0pp $292	-0.5pp $250	base $207	+0.5pp $163	+1.0pp $118

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $170,000 Active 339 DOM
2. 2026-06-18
   days on market $170,000 Active 338 DOM
3. 2026-06-17
   days on market $170,000 Active 337 DOM
4. 2026-06-16
   days on market $170,000 Active 336 DOM
5. 2026-06-15
   days on market $170,000 Active 335 DOM
6. 2026-06-14
   days on market $170,000 Active 333 DOM
7. 2026-06-13
   days on market $170,000 Active 332 DOM
8. 2026-06-10
   days on market $170,000 Active 330 DOM
9. 2026-06-09
   days on market $170,000 Active 329 DOM
10. 2026-06-08
    days on market $170,000 Active 328 DOM
11. 2026-06-07
    days on market $170,000 Active 327 DOM
12. 2026-06-05
    days on market $170,000 Active 324 DOM
13. 2026-06-02
    days on market $170,000 Active 322 DOM
14. 2026-06-01
    days on market $170,000 Active 321 DOM
15. 2026-05-31
    days on market $170,000 Active 320 DOM
16. 2026-05-30
    days on market $170,000 Active 319 DOM
17. 2025-12-30
    price $170,000
18. 2025-07-14
    listed $180,000 Active
19. 2024-09-13
    historical
20. 2024-09-12
    historical
21. 2024-05-04
    price $190,000
22. 2024-05-04
    price $190,000
23. 2024-03-30
    status Active
24. 2024-03-30
    listed $200,000 Active
25. 2024-03-26
    listed $200,000 Active

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

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 · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $20,986
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$4,945
• Taxable loss: −$240
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $2,539/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

-15.0% since first listed

9 events — show timeline

• 2025-12-30 Price Changed $170,000 MLS Technology, Inc.
• 2025-07-14 Listed $180,000 MLS Technology, Inc.
• 2024-09-13 Listing Removed — MLSOK
• 2024-09-12 Listing Removed — NTREIS
• 2024-05-04 Price Changed $190,000 NTREIS
• 2024-05-04 Price Changed $190,000 MLSOK
• 2024-03-30 Relisted — NTREIS
• 2024-03-30 Listed $200,000 MLSOK
• 2024-03-26 Listed $200,000 NTREIS

Property tax history

+4.4%/yr

Latest (2025): $238 · +6.2% YoY. Source: county tax records.