10826 Post Oak Rd · Preston, TX 73439

$155,000

2 bd · 1.0 ba · 616 sqft · SingleFamily public records · 51 Days on market

Built 1986 10,150 sqft 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 +26.7/30.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Don't miss out on this great lake property, located in the Oakview area, just a short golf cart ride to the sandiest beaches on Lake Texoma! Home has been recently remodeled with new kitchen appliances, new flooring & fresh paint throughout! Call soon on this one!

Key facts

• Fresh paint
• New flooring
• Lake property

Tags

• LAKE PROPERTY
• NEW KITCHEN APPLIANCES
• NEW FLOORING
• FRESH PAINT

Property features AI

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Water available (private); Septic tank
• Home design: Single-story home; Faces south; Entry on crawlspace foundation
• Construction: Vinyl siding; Wood frame construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: Porch; Mature trees on the lot

Interior

• Kitchen: Electric oven; Range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Window unit(s) for cooling
• Interior features: Ceiling fan(s); Laminate counters; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 $17k of equity ($1k loan paydown + $16k 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 $43k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 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 $50k; list at $155k implies a 210% gain — meaningful room to come down on a strong offer.

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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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: 1.09% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 7.6

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: 32.8%
• Equity multiple: 3.56×
• Total profit: $111,112
• Equity at exit: $139,636

10-year hold

• IRR: 28.3%
• Equity multiple: 8.05×
• Total profit: $306,024
• Equity at exit: $301,131

Cash invested: $43,400 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,694 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $420

Break-even live

Break-even rent $1,162

Max offer price $155,000

Occupancy floor 70%

Sensitivity live

Price	-10% $508	-5% $464	+0% $420	+5% $376	+10% $332
Rent	-10% $286	-5% $353	+0% $420	+5% $487	+10% $554
Rate	-1.0pp $498	-0.5pp $460	base $420	+0.5pp $380	+1.0pp $339

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $155,000 Active 51 DOM
2. 2026-06-18
   days on market $155,000 Active 50 DOM
3. 2026-06-17
   days on market $155,000 Active 49 DOM
4. 2026-06-16
   days on market $155,000 Active 48 DOM
5. 2026-06-15
   days on market $155,000 Active 47 DOM
6. 2026-06-14
   days on market $155,000 Active 45 DOM
7. 2026-06-13
   days on market $155,000 Active 44 DOM
8. 2026-06-10
   days on market $155,000 Active 42 DOM
9. 2026-06-09
   days on market $155,000 Active 41 DOM
10. 2026-06-08
    days on market $155,000 Active 40 DOM
11. 2026-06-07
    days on market $155,000 Active 39 DOM
12. 2026-06-05
    days on market $155,000 Active 36 DOM
13. 2026-06-02
    days on market $155,000 Active 34 DOM
14. 2026-06-01
    days on market $155,000 Active 33 DOM
15. 2026-05-31
    days on market $155,000 Active 32 DOM
16. 2026-05-30
    days on market $155,000 Active 31 DOM
17. 2026-04-29
    listed $155,000 Active
18. 2026-04-29
    historical
19. 2025-10-29
    listed $155,000 Active
20. 2025-10-23
    historical
21. 2025-04-23
    listed $155,000 Active
22. 2024-06-25
    historical
23. 2024-06-16
    price $140,000
24. 2024-04-13
    listed $150,000 Active
25. 2022-03-03
    soldstatus $50,000

ⓘ 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: $490 · $41/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$2,346/yr (+$196/mo · 478.9%)

ⓘ 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: $20,331
• − Mortgage interest: −$8,682
• − Property taxes: −$490
• − Insurance: −$775
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$4,509
• Taxable income: $2,622
• Est. tax owed @ 24.0%: −$629
• After-tax cash flow: $4,413/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

+210.0% since first listed

9 events — show timeline

• 2026-04-29 Listing Removed — MLS Technology, Inc.
• 2026-04-29 Listed $155,000 MLS Technology, Inc.
• 2025-10-29 Listed $155,000 MLS Technology, Inc.
• 2025-10-23 Listing Removed — MLS Technology, Inc.
• 2025-04-23 Listed $155,000 MLS Technology, Inc.
• 2024-06-25 Listing Removed — MLS Technology, Inc.
• 2024-06-16 Price Changed $140,000 MLS Technology, Inc.
• 2024-04-13 Listed $150,000 MLS Technology, Inc.
• 2022-03-03 Sold (Public Records) $50,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $490 · +4.9% YoY. Source: county tax records.