13192 Cardinal Ln · Sherwood Shores, TX 73439

$190,000

3 bd · 2.0 ba · 1,184 sqft · Manufactured public records · 30 Days on market

Built 2014 1,037 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 +28.7/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

Welcome to your lakeside retreat! This well-maintained, gently lived in Solitaire home is less than 1 mile to the lake and boat docks, offering convenience and tranquility. Situated on two lots, this property features a large 29 x 35 shop, 9’ tall doors with additional workshop space and storage closets, ideal for boat storage or hobbies. Enjoy the serene surroundings from the covered back deck, perfect for relaxing or entertaining. Solitaire is known for their insulation package, tape and textured walls, real wood cabinets throughout, Low-E vinyl windows and LP Smart Panel exterior siding. Built with 90- to 100-year construction that matches or exceeds the quality of a site-built home. (per Solitaries' literature. Recent upgrades include solar screens on windows, gutters and metal roof.

Key facts

• Covered front porch
• Workshop space
• 29x35 shop

Tags

• 29X35 SHOP
• COVERED FRONT PORCH
• MATURE TREES
• ADDITIONAL STORAGE
• WORKSHOP SPACE

Property features AI

Finance

• Other: Living area reported as 1,184 (assessor)
• Financial info: Loan qualifying permitted; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 4-car garage
• Home design: Single family residence; Residential property; One-level entry; Manufactured construction; Move-to-site build status
• Construction: Metal roof; Combination foundation
• Exterior features: Covered porch; Outbuildings; Workshop; Lot described as 'Other'; Homestead exempt

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: One living area; No fireplace; No study

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 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 $140k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $187,150 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.21% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 6.9

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: 34.8%
• Equity multiple: 3.70×
• Total profit: $143,842
• Equity at exit: $171,167

10-year hold

• IRR: 30.0%
• Equity multiple: 8.36×
• Total profit: $391,720
• Equity at exit: $369,128

Cash invested: $53,200 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,297 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$105 /mo · $1,257/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $634

Break-even live

Break-even rent $1,494

Max offer price $190,000

Occupancy floor 67%

Sensitivity live

Price	-10% $742	-5% $688	+0% $634	+5% $581	+10% $527
Rent	-10% $453	-5% $544	+0% $634	+5% $725	+10% $816
Rate	-1.0pp $730	-0.5pp $683	base $634	+0.5pp $585	+1.0pp $535

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $190,000 Active 30 DOM
2. 2026-06-19
   days on market $190,000 Active 28 DOM
3. 2026-06-18
   days on market $190,000 Active 27 DOM
4. 2026-06-17
   days on market $190,000 Active 26 DOM
5. 2026-06-16
   days on market $190,000 Active 25 DOM
6. 2026-06-15
   days on market $190,000 Active 24 DOM
7. 2026-06-14
   days on market $190,000 Active 22 DOM
8. 2026-06-13
   days on market $190,000 Active 21 DOM
9. 2026-06-10
   days on market $190,000 Active 19 DOM
10. 2026-06-09
    days on market $190,000 Active 18 DOM
11. 2026-06-08
    days on market $190,000 Active 17 DOM
12. 2026-06-07
    days on market $190,000 Active 16 DOM
13. 2026-06-05
    days on market $190,000 Active 13 DOM
14. 2026-06-02
    days on market $190,000 Active 11 DOM
15. 2026-06-01
    days on market $190,000 Active 10 DOM
16. 2026-05-31
    days on market $190,000 Active 9 DOM
17. 2026-05-30
    days on market $190,000 Active 8 DOM
18. 2026-05-22
    listed $190,000 Active
19. 2024-08-08
    soldstatus $140,000 Closed 804-char remark

    Show marketing remark (804 chars)

    Welcome to your lakeside retreat! This well-maintained, gently lived in Solitaire home is less than 1 mile to the lake and boat docks, offering convenience and tranquility. Situated on two lots, this property features a large 29 x 35 shop, 9’ tall doors with additional workshop space and storage closets, ideal for boat storage or hobbies. Enjoy the serene surroundings from the covered back deck, perfect for relaxing or entertaining. Solitaire is known for their insulation package, tape and textured walls, real wood cabinets throughout, Low-E vinyl windows and LP Smart Panel exterior siding. Built with 90- to 100-year construction that matches or exceeds the quality of a site-built home. (per Solitaries' literature. Recent upgrades include solar screens on windows, gutters and metal roof.

20. 2024-08-08
    soldstatus $140,000

    Show marketing remark (804 chars)

    Welcome to your lakeside retreat! This well-maintained, gently lived in Solitaire home is less than 1 mile to the lake and boat docks, offering convenience and tranquility. Situated on two lots, this property features a large 29 x 35 shop, 9’ tall doors with additional workshop space and storage closets, ideal for boat storage or hobbies. Enjoy the serene surroundings from the covered back deck, perfect for relaxing or entertaining. Solitaire is known for their insulation package, tape and textured walls, real wood cabinets throughout, Low-E vinyl windows and LP Smart Panel exterior siding. Built with 90- to 100-year construction that matches or exceeds the quality of a site-built home. (per Solitaries' literature. Recent upgrades include solar screens on windows, gutters and metal roof.

21. 2024-07-08
    status Pending 804-char remark

    Show marketing remark (804 chars)

    Welcome to your lakeside retreat! This well-maintained, gently lived in Solitaire home is less than 1 mile to the lake and boat docks, offering convenience and tranquility. Situated on two lots, this property features a large 29 x 35 shop, 9’ tall doors with additional workshop space and storage closets, ideal for boat storage or hobbies. Enjoy the serene surroundings from the covered back deck, perfect for relaxing or entertaining. Solitaire is known for their insulation package, tape and textured walls, real wood cabinets throughout, Low-E vinyl windows and LP Smart Panel exterior siding. Built with 90- to 100-year construction that matches or exceeds the quality of a site-built home. (per Solitaries' literature. Recent upgrades include solar screens on windows, gutters and metal roof.

22. 2024-06-24
    listed $160,000 Active 804-char remark

    Show marketing remark (804 chars)

    Welcome to your lakeside retreat! This well-maintained, gently lived in Solitaire home is less than 1 mile to the lake and boat docks, offering convenience and tranquility. Situated on two lots, this property features a large 29 x 35 shop, 9’ tall doors with additional workshop space and storage closets, ideal for boat storage or hobbies. Enjoy the serene surroundings from the covered back deck, perfect for relaxing or entertaining. Solitaire is known for their insulation package, tape and textured walls, real wood cabinets throughout, Low-E vinyl windows and LP Smart Panel exterior siding. Built with 90- to 100-year construction that matches or exceeds the quality of a site-built home. (per Solitaries' literature. Recent upgrades include solar screens on windows, gutters and metal roof.

23. 2011-09-09
    soldstatus $67,100

ⓘ 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: $1,257 · $105/mo
• Projected year-2 tax: $3,477 · $290/mo
• Expected delta: +$2,220/yr (+$185/mo · 176.6%)

ⓘ 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: $27,566
• − Mortgage interest: −$10,643
• − Property taxes: −$1,257
• − Insurance: −$950
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − Depreciation: −$5,527
• Taxable income: $4,778
• Est. tax owed @ 24.0%: −$1,147
• After-tax cash flow: $6,467/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

+183.2% since first listed

6 events — show timeline

• 2026-05-22 Listed $190,000 MLSOK
• 2024-08-08 Sold (Public Records) $140,000 Public Records
• 2024-08-08 Sold (MLS) $140,000 MLS Technology, Inc.
• 2024-07-08 Pending — MLS Technology, Inc.
• 2024-06-24 Listed $160,000 MLS Technology, Inc.
• 2011-09-09 Sold (Public Records) $67,100 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,257 · +36.6% YoY. Source: county tax records.