13870 Sherry Ln · Sherwood Shores, TX 73439

$325,000

3 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 108 Days on market

Built 2023 7,841 sqft 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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.1/10.0

Listing remarks

Watch the sun glistening off the water from this LAKEVIEW property! The lake views are spectacular from every room in this place as the living quarters are located on the second story/floor. With just a few finishing touches this Barndominium would make a great lake home or provide a good potential for investment rental. The lower floor has four bay storage units, one is large enough for RV/Boat storage. Two boat ramps in the community. Come explore all the opportunities this unique property has to offer!

Key facts

• Lakeview property
• Rv boat storage
• Two boat ramps

Tags

• LAKEVIEW PROPERTY
• FOUR BAY STORAGE UNITS
• RV BOAT STORAGE
• TWO BOAT RAMPS

Property features AI

Exterior

• Parking: Attached garage; 4 garage spaces
• Security: No safety shelter
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: 2-story property; Slab foundation
• Construction: Steel construction; Metal roof; Built (year per public records)
• Exterior features: Beach access to Texoma Lake; Boat ramp/lift access; Has a view; Faces south; Lot approximately 0.18 acres

Interior

• Flooring: Laminate flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Vinyl windows; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (28.5% below list).
• Recommended offer: $232k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.9% 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: crime F, amenities F, commute 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.
• Zoned schools: Kingston Es (math 33% / reading 32%, grade F, #210 of 845 statewide, top 25%, 620 students, 0% FRL); Kingston Ms (math 23% / reading 34%, grade F, #57 of 345 statewide, top 18%, 286 students, 0% FRL); Kingston Hs (math 22% / reading 27%, grade F, #150 of 447 statewide, top 48%, 362 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 42 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Marshall County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Recommended offer $232,440 (28.5% 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. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.18%
• DSCR: 0.81
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $188,190
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13815 Mary Ann Ln	0.17mi	3/2.0	1,308 (+6%)	18mo	$200,000	$153	66
13531 Chicklin Ln	0.47mi	3/2.0	1,242 (+1%)	21mo	$165,000	$133	59

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: 21.3%
• Equity multiple: 2.72×
• Total profit: $156,783
• Equity at exit: $292,786

10-year hold

• IRR: 19.3%
• Equity multiple: 6.25×
• Total profit: $477,540
• Equity at exit: $631,404

Cash invested: $91,000 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,324 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$314 /mo · $3,764/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-317

Break-even live

Break-even rent $2,726

Max offer price $268,975

Occupancy floor —

Sensitivity live

Price	-10% $-133	-5% $-225	+0% $-317	+5% $-409	+10% $-501
Rent	-10% $-501	-5% $-409	+0% $-317	+5% $-225	+10% $-134
Rate	-1.0pp $-153	-0.5pp $-234	base $-317	+0.5pp $-401	+1.0pp $-487

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-05
   days on market $325,000 Active 108 DOM
2. 2026-06-02
   days on market $325,000 Active 106 DOM
3. 2026-06-01
   days on market $325,000 Active 105 DOM
4. 2026-05-31
   days on market $325,000 Active 104 DOM
5. 2026-05-30
   days on market $325,000 Active 103 DOM
6. 2026-02-16
   listed $325,000 Active
7. 2026-02-15
   historical
8. 2025-08-15
   listed $325,000 Active
9. 2025-08-06
   historical
10. 2025-07-23
    listed $325,000 Active
11. 2025-07-22
    historical
12. 2025-07-14
    price $325,000
13. 2025-05-14
    price $349,000
14. 2025-05-01
    price $379,000
15. 2025-04-03
    price $399,000
16. 2025-01-22
    listed $449,000 Active
17. 2025-01-15
    historical
18. 2025-01-15
    soldstatus $420,000
19. 2024-11-07
    price $449,000
20. 2024-10-15
    price $425,000
21. 2024-08-24
    listed $449,000 Active
22. 2024-07-05
    soldstatus $175,000

ⓘ 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: $3,764 · $314/mo
• Projected year-2 tax: $5,948 · $496/mo
• Expected delta: +$2,184/yr (+$182/mo · 58.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,893
• − Mortgage interest: −$18,205
• − Property taxes: −$3,764
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − Depreciation: −$9,455
• Taxable loss: −$9,619
• Est. tax savings @ 24.0%: +$2,308
• After-tax cash flow: $-1,497/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

+85.7% since first listed

17 events — show timeline

• 2026-02-16 Listed $325,000 MLS Technology, Inc.
• 2026-02-15 Listing Removed — MLS Technology, Inc.
• 2025-08-15 Listed $325,000 MLS Technology, Inc.
• 2025-08-06 Listing Removed — MLS Technology, Inc.
• 2025-07-23 Listed $325,000 MLS Technology, Inc.
• 2025-07-22 Listing Removed — MLS Technology, Inc.
• 2025-07-14 Price Changed $325,000 MLS Technology, Inc.
• 2025-05-14 Price Changed $349,000 MLS Technology, Inc.
• 2025-05-01 Price Changed $379,000 MLS Technology, Inc.
• 2025-04-03 Price Changed $399,000 MLS Technology, Inc.
• 2025-01-22 Listed $449,000 MLS Technology, Inc.
• 2025-01-15 Sold (Public Records) $420,000 Public Records
• 2025-01-15 Listing Removed — MLS Technology, Inc.
• 2024-11-07 Price Changed $449,000 MLS Technology, Inc.
• 2024-10-15 Price Changed $425,000 MLS Technology, Inc.
• 2024-08-24 Listed $449,000 MLS Technology, Inc.
• 2024-07-05 Sold (Public Records) $175,000 Public Records

Property tax history

+26.7%/yr

Latest (2025): $3,764 · +1180.3% YoY. Source: county tax records.