13257 Meadowlark Ln · Sherwood Shores, TX 73446

$87,500

3 bd · 1.0 ba · 1,216 sqft · Manufactured public records · 159 Days on market

Built 1998 9,425 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +3.6/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Look at this adorable affordable home in Cardinal Hills! Just blocks to the water’s edge. This home boasts 3 bedrooms and has front covered patio. Near two boat ramps, fishing piers, and sandy beaches! Great potential for investment opportunity.

Key facts

• Front covered patio
• Fishing piers
• Sandy beaches

Tags

• FRONT COVERED PATIO
• TWO BOAT RAMPS
• FISHING PIERS
• SANDY BEACHES

Property features AI

Finance

• Other: Lot size: 0.216 acres; Waterfront: Texoma Lake (less than 1 mile to water)
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: Parking details not provided
• Security: No safety shelter
• Utilities: Electricity available; Water available (private); Sewer: lagoon
• Home design: Manufactured single-wide home; 1 story; Faces west; Tie-down foundation
• Construction: Aluminum siding; Metal roof; Manufactured construction
• Exterior features: Covered patio; Patio; Beach access; Boat ramp/lift access; No additional exterior features listed

Interior

• Kitchen: Convection oven; Cooktop; Oven; Range; Refrigerator
• Bedrooms: Bedroom count: (not provided)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning
• Interior features: Vaulted ceilings; Laminate countertops; Aluminum window frames; Electric oven and range connections
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 2.8% in Sherwood Shores — 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 49/100 on livability (#1,519 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime 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

• Local home prices are declining (-2.8%/yr); year-one equity from $605 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marshall County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-2.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $88k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $77,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.41% ✓
• Cap rate: 12.50%
• Cash-on-cash: 22.16%
• DSCR: 1.99
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.63×
• Total profit: $15,474
• Equity at exit: $13,976

10-year hold

• IRR: 23.8%
• Equity multiple: 3.09×
• Total profit: $51,191
• Equity at exit: $9,172

Cash invested: $24,500 (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 73446

• Home prices YoY: -1.4%
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$27 /mo · $324/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $452

Break-even live

Break-even rent $661

Max offer price $87,500

Occupancy floor 58%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $87,500 Active 159 DOM
2. 2026-06-18
   days on market $87,500 Active 158 DOM
3. 2026-06-17
   days on market $87,500 Active 157 DOM
4. 2026-06-16
   days on market $87,500 Active 156 DOM
5. 2026-06-15
   days on market $87,500 Active 155 DOM
6. 2026-06-14
   days on market $87,500 Active 153 DOM
7. 2026-06-13
   days on market $87,500 Active 152 DOM
8. 2026-06-10
   days on market $87,500 Active 150 DOM
9. 2026-06-09
   days on market $87,500 Active 149 DOM
10. 2026-06-08
    days on market $87,500 Active 148 DOM
11. 2026-06-07
    days on market $87,500 Active 147 DOM
12. 2026-06-05
    days on market $87,500 Active 144 DOM
13. 2026-06-02
    days on market $87,500 Active 142 DOM
14. 2026-06-01
    pricedays on market $87,500 Active 141 DOM
15. 2026-05-31
    days on market $95,000 Active 140 DOM
16. 2026-05-30
    days on market $95,000 Active 139 DOM
17. 2026-03-19
    price $95,000
18. 2026-01-11
    listed $99,000 Active
19. 2005-06-17
    soldstatus $33,000

ⓘ 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: $324 · $27/mo
• Projected year-2 tax: $1,601 · $133/mo
• Expected delta: +$1,277/yr (+$106/mo · 394.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $14,805
• − Mortgage interest: −$4,901
• − Property taxes: −$324
• − Insurance: −$438
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$2,545
• Taxable income: $4,228
• Est. tax owed @ 24.0%: −$1,015
• After-tax cash flow: $4,414/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 — Sherwood Shores

• Score: 49/100
• State rank: #1519
• US rank: #25941

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,414

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 54% Hispanic / Latino 28% Two or more races 15% Native American 8%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Iranian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 76% English-only · Spanish 22% German/W. Germanic 1%

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: ▼ -2.76%
• Current HPI: 188.3049
• 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

+187.9% since first listed

3 events — show timeline

• 2026-03-19 Price Changed $95,000 MLS Technology, Inc.
• 2026-01-11 Listed $99,000 MLS Technology, Inc.
• 2005-06-17 Sold (Public Records) $33,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $324 · +5.9% YoY. Source: county tax records.