13850 Country Clb · Sherwood Shores, TX 73439

$215,000

2 bd · 2.0 ba · 400 sqft · Other · 7 Days on market

Built 2022 0.63 ac lot

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Why this score? — see what drove the D+ 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 +13.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming turnkey lake retreat in the highly sought-after Buncombe Creek area of Lake Texoma. This unique property features a 2-bedroom, 1-bath tiny home paired with a 30x40 shop that includes a kitchenette and full bathroom—perfect for guests, entertaining, or additional living space. Situated on an exceptional 0.63-acre lot, the property is bordered by Corps of Engineers land on two sides, offering added privacy and a natural setting, with a short walk to the water. Located just minutes from Buncombe Creek Marina and the popular Twisted Anchor Restaurant, this area is also SXS-friendly, making it ideal for recreational use. Previously used as a successful short-term rental, this prop

Key facts

• Full bathroom
• 30x40 shop
• 0.63-acre lot

Tags

• 30X40 SHOP
• FULL BATHROOM
• 0.63-ACRE LOT
• CORPS OF ENGINEERS LAND
• SHORT WALK TO THE WATER
• TWO OVERSIZED PORCHES

Property features AI

Finance

• Other: Frontage distance to water
• HOA & community: Marina in the community

Exterior

• Parking: Detached garage; 2 garage spaces; Boat parking; RV access/parking; Storage and shelving in garage
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Natural gas available; Water available; Septic tank; Rural water source; Solar features
• Home design: 2-story property; Faces west; Permanent foundation
• Construction: HardiPlank exterior; Manufactured home; Metal roof; Built by owner (year built source: owner)
• Exterior features: Covered patio and porch; Patio; Porch; Fire pit; Gravel driveway; Outdoor lighting; Shed(s); Workshop; Garage apartment; Lake frontage on Texoma Lake; River access and water access; Corner lot; Mature trees

Interior

• Kitchen: Microwave; Oven; Range; Stove; Refrigerator; Electric oven/range connections; Gas oven/range connections
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Heat pump
• Interior features: Aluminum window frames; Vinyl flooring; Wood counters; High-speed internet; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup; Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $215k.

Deal economics

• At list price, monthly cash flow is $-6 ($-69/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (25.0% below list).
• Recommended offer: $161k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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

• In year one you build about $23k of equity ($1k loan paydown + $22k 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 $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $64k; list at $215k implies a 236% gain — meaningful room to come down on a strong offer.

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 $161,217 (25.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 11.1

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: 24.2%
• Equity multiple: 2.94×
• Total profit: $116,624
• Equity at exit: $193,689

10-year hold

• IRR: 21.4%
• Equity multiple: 6.71×
• Total profit: $343,523
• Equity at exit: $417,698

Cash invested: $60,200 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,612 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-6

Break-even live

Break-even rent $1,619

Max offer price $213,978

Occupancy floor 95%

Sensitivity live

Price	-10% $116	-5% $55	+0% $-6	+5% $-67	+10% $-127
Rent	-10% $-133	-5% $-69	+0% $-6	+5% $58	+10% $122
Rate	-1.0pp $102	-0.5pp $49	base $-6	+0.5pp $-61	+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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-08
   status Pending
2. 2026-05-01
   listed $215,000 Active
3. 2013-04-24
   soldstatus $64,000
4. 2011-05-20
   soldstatus $42,000
5. 1996-11-01
   soldstatus $15,000

ⓘ 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: $748 · $62/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$3,186/yr (+$266/mo · 426.0%)

ⓘ 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 ≥110°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: $19,346
• − Mortgage interest: −$12,043
• − Property taxes: −$748
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$6,255
• Taxable loss: −$3,870
• Est. tax savings @ 24.0%: +$929
• After-tax cash flow: $859/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): 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

+1333.3% since first listed

5 events — show timeline

• 2026-05-08 Pending — MLS Technology, Inc.
• 2026-05-01 Listed $215,000 MLS Technology, Inc.
• 2013-04-24 Sold (Public Records) $64,000 Public Records
• 2011-05-20 Sold (Public Records) $42,000 Public Records
• 1996-11-01 Sold (Public Records) $15,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $748 · +5.9% YoY. Source: county tax records.