4110 Derrick St · Sherwood Shores, TX 73439

$255,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 126 Days on market

Built 1999 0.32 ac lot

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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 +19.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.1/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come take a look at this well maintained home close to Cardinal Cove on Lake Texoma! Home is 3 bedrooms 2 full baths boast covered carport, metal shop building, built in fire pit, and partial privacy fence. Sitting on 2 secluded lots with large shade trees. Just blocks to boat ramps, restaurants, and sandy beaches of Texoma!

Key facts

• Secluded lots
• Covered carport
• Large shade trees

Tags

• COVERED CARPORT
• METAL SHOP BUILDING
• PARTIAL PRIVACY FENCE
• SECLUDED LOTS
• LARGE SHADE TREES
• BOAT RAMPS

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Security: No safety shelter
• Utilities: Electricity available; Water available (rural); Septic tank
• Home design: Single-story; Faces west; Slab foundation; Vinyl siding with wood frame construction; Metal roof
• Construction: Built (year source: public records)
• Exterior features: Covered patio; Patio; Fire pit; Exterior lighting; Workshop (outbuilding); Partial privacy fencing; Mature trees

Interior

• Kitchen: Convection oven; Oven; Range; Stove; Dishwasher; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Vinyl windows; Other interior features; 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/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (8.5% below list).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 $27k of equity ($2k loan paydown + $26k 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 $71k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 $160k; list at $255k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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: 0.91% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 9.1

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: 27.6%
• Equity multiple: 3.19×
• Total profit: $156,305
• Equity at exit: $229,724

10-year hold

• IRR: 24.1%
• Equity multiple: 7.25×
• Total profit: $446,354
• Equity at exit: $495,409

Cash invested: $71,400 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,332 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $275

Break-even live

Break-even rent $1,984

Max offer price $255,000

Occupancy floor 83%

Sensitivity live

Price	-10% $419	-5% $347	+0% $275	+5% $203	+10% $131
Rent	-10% $91	-5% $183	+0% $275	+5% $367	+10% $459
Rate	-1.0pp $403	-0.5pp $340	base $275	+0.5pp $209	+1.0pp $142

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-10
   days on market $255,000 Active 126 DOM
2. 2026-06-09
   days on market $255,000 Active 125 DOM
3. 2026-06-08
   days on market $255,000 Active 124 DOM
4. 2026-06-07
   days on market $255,000 Active 123 DOM
5. 2026-06-05
   days on market $255,000 Active 120 DOM
6. 2026-06-02
   days on market $255,000 Active 118 DOM
7. 2026-06-01
   days on market $255,000 Active 117 DOM
8. 2026-05-31
   days on market $255,000 Active 116 DOM
9. 2026-05-30
   days on market $255,000 Active 115 DOM
10. 2026-04-16
    price $259,000
11. 2026-02-04
    listed $264,000 Active
12. 2025-11-07
    historical $1,495
13. 2025-10-29
    price $1,495
14. 2025-10-03
    price $1,695
15. 2025-09-19
    historical
16. 2025-07-22
    price $279,000
17. 2025-07-21
    price $285,000
18. 2025-03-19
    listed $289,000 Active
19. 2025-03-10
    listed $1,795
20. 2022-03-25
    soldstatus $160,000 Closed 326-char remark

    Show marketing remark (326 chars)

    Come take a look at this well maintained home close to Cardinal Cove on Lake Texoma! Home is 3 bedrooms 2 full baths boast covered carport, metal shop building, built in fire pit, and partial privacy fence. Sitting on 2 secluded lots with large shade trees. Just blocks to boat ramps, restaurants, and sandy beaches of Texoma!

21. 2022-02-21
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Come take a look at this well maintained home close to Cardinal Cove on Lake Texoma! Home is 3 bedrooms 2 full baths boast covered carport, metal shop building, built in fire pit, and partial privacy fence. Sitting on 2 secluded lots with large shade trees. Just blocks to boat ramps, restaurants, and sandy beaches of Texoma!

22. 2022-01-21
    status Active 326-char remark

    Show marketing remark (326 chars)

    Come take a look at this well maintained home close to Cardinal Cove on Lake Texoma! Home is 3 bedrooms 2 full baths boast covered carport, metal shop building, built in fire pit, and partial privacy fence. Sitting on 2 secluded lots with large shade trees. Just blocks to boat ramps, restaurants, and sandy beaches of Texoma!

23. 2022-01-08
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Come take a look at this well maintained home close to Cardinal Cove on Lake Texoma! Home is 3 bedrooms 2 full baths boast covered carport, metal shop building, built in fire pit, and partial privacy fence. Sitting on 2 secluded lots with large shade trees. Just blocks to boat ramps, restaurants, and sandy beaches of Texoma!

24. 2022-01-05
    price $169,900 326-char remark

    Show marketing remark (326 chars)

    Come take a look at this well maintained home close to Cardinal Cove on Lake Texoma! Home is 3 bedrooms 2 full baths boast covered carport, metal shop building, built in fire pit, and partial privacy fence. Sitting on 2 secluded lots with large shade trees. Just blocks to boat ramps, restaurants, and sandy beaches of Texoma!

25. 2022-01-04
    status Active 326-char remark

    Show marketing remark (326 chars)

    Come take a look at this well maintained home close to Cardinal Cove on Lake Texoma! Home is 3 bedrooms 2 full baths boast covered carport, metal shop building, built in fire pit, and partial privacy fence. Sitting on 2 secluded lots with large shade trees. Just blocks to boat ramps, restaurants, and sandy beaches of Texoma!

26. 2021-10-25
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Come take a look at this well maintained home close to Cardinal Cove on Lake Texoma! Home is 3 bedrooms 2 full baths boast covered carport, metal shop building, built in fire pit, and partial privacy fence. Sitting on 2 secluded lots with large shade trees. Just blocks to boat ramps, restaurants, and sandy beaches of Texoma!

27. 2021-09-20
    listed $175,000 Active 326-char remark

    Show marketing remark (326 chars)

    Come take a look at this well maintained home close to Cardinal Cove on Lake Texoma! Home is 3 bedrooms 2 full baths boast covered carport, metal shop building, built in fire pit, and partial privacy fence. Sitting on 2 secluded lots with large shade trees. Just blocks to boat ramps, restaurants, and sandy beaches of Texoma!

28. 2009-07-06
    soldstatus $54,000

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $4,666 · $389/mo
• Expected delta: +$3,180/yr (+$265/mo · 213.8%)

ⓘ 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 · 20 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: $27,985
• − Mortgage interest: −$14,284
• − Property taxes: −$1,487
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$7,418
• Taxable loss: −$957
• Est. tax savings @ 24.0%: +$230
• After-tax cash flow: $3,529/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

+379.6% since first listed

19 events — show timeline

• 2026-04-16 Price Changed $259,000 MLS Technology, Inc.
• 2026-02-04 Listed $264,000 MLS Technology, Inc.
• 2025-11-07 Rental Removed $1,495 REDFIN
• 2025-10-29 Price Changed $1,495 REDFIN
• 2025-10-03 Price Changed $1,695 REDFIN
• 2025-09-19 Listing Removed — MLS Technology, Inc.
• 2025-07-22 Price Changed $279,000 MLS Technology, Inc.
• 2025-07-21 Price Changed $285,000 MLS Technology, Inc.
• 2025-03-19 Listed $289,000 MLS Technology, Inc.
• 2025-03-10 Listed for Rent $1,795 REDFIN
• 2022-03-25 Sold (MLS) $160,000 MLS Technology, Inc.
• 2022-02-21 Pending — MLS Technology, Inc.
• 2022-01-21 Relisted — MLS Technology, Inc.
• 2022-01-08 Pending — MLS Technology, Inc.
• 2022-01-05 Price Changed $169,900 MLS Technology, Inc.
• 2022-01-04 Relisted — MLS Technology, Inc.
• 2021-10-25 Pending — MLS Technology, Inc.
• 2021-09-20 Listed $175,000 MLS Technology, Inc.
• 2009-07-06 Sold (Public Records) $54,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,487 · -0.5% YoY. Source: county tax records.