13893 Marquea St · Sherwood Shores, TX 73439

$59,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 97 Days on market

Built 2007 Average condition 4,000 sqft lot ↓ 6% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0

Listing remarks

BUNCOMBE CREEK. Nice, well-kept single-wide home just a short golf cart ride to the boat ramp and marina. Located in a quiet, low-maintenance neighborhood/park, this property makes a perfect lake getaway or weekend retreat. Even better for being ready to go to your lake retreat. .. .This home comes with all the furniture. Enjoy easy lake access without the upkeep of a large property. Lot lease is only $255.00 per month, making this an affordable way to enjoy lake living.

Key facts

• Easy lake access
• Lake getaway
• Boat ramp

Tags

• BOAT RAMP
• MARINA
• EASY LAKE ACCESS
• LAKE GETAWAY

Property features AI

Finance

• Other: Less than 1 mile to Texoma Lake with beach access and boat ramp/lift access

Exterior

• Parking: 2-car garage; Carport
• Security: No safety shelter
• Utilities: Rural water; Lagoon sewer
• Home design: Single-wide manufactured home; 1 story; Faces east; Crawlspace foundation with tie-downs
• Construction: Vinyl siding; Metal roof; Manufactured construction
• Exterior features: Covered patio; Patio; Partial fencing; Dog run; Shed(s)

Interior

• Kitchen: Oven; Range; Stove; Dishwasher; Refrigerator; Electric oven/range connections
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fan(s); Laminate counters; Vinyl window frames
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer; Electric water heater

🏷️ Possibly a rental listed for sale. The $59,000 price doesn't fit this home's estimated sale value (~$183,040) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $59k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $54k (9.0% below list) — sets the bar for market timing.
• Cap rate 35.6% 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 $6k of equity ($408 loan paydown + $6k 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 $17k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

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 $53,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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: 3.97% ✓
• Cap rate: 35.65%
• Cash-on-cash: 104.84%
• DSCR: 5.66
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $183,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4065 Whispering Hills Rd	0.43mi	3/2.0	1,120 (-12%)	16mo	$160,000	$143	46

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: —
• Equity multiple: 8.51×
• Total profit: $124,095
• Equity at exit: $53,152

10-year hold

• IRR: —
• Equity multiple: 18.75×
• Total profit: $293,218
• Equity at exit: $114,624

Cash invested: $16,520 (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: 2.1×

Monthly cashflow live

• Estimated rent: $2,343 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $1,443

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,484	-5% $1,464	+0% $1,443	+5% $1,423	+10% $1,403
Rent	-10% $1,258	-5% $1,351	+0% $1,443	+5% $1,536	+10% $1,628
Rate	-1.0pp $1,473	-0.5pp $1,458	base $1,443	+0.5pp $1,428	+1.0pp $1,412

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $59,000 Active 97 DOM
2. 2026-06-19
   days on market $59,000 Active 95 DOM
3. 2026-06-18
   days on market $59,000 Active 94 DOM
4. 2026-06-17
   days on market $59,000 Active 93 DOM
5. 2026-06-16
   days on market $59,000 Active 92 DOM
6. 2026-06-15
   days on market $59,000 Active 91 DOM
7. 2026-06-14
   days on market $59,000 Active 89 DOM
8. 2026-06-13
   days on market $59,000 Active 88 DOM
9. 2026-06-10
   days on market $59,000 Active 86 DOM
10. 2026-06-09
    days on market $59,000 Active 85 DOM
11. 2026-06-08
    days on market $59,000 Active 84 DOM
12. 2026-06-07
    days on market $59,000 Active 83 DOM
13. 2026-06-05
    days on market $59,000 Active 80 DOM
14. 2026-06-02
    days on market $59,000 Active 78 DOM
15. 2026-06-01
    days on market $59,000 Active 77 DOM
16. 2026-05-31
    days on market $59,000 Active 76 DOM
17. 2026-05-30
    days on market $59,000 Active 75 DOM
18. 2026-05-01
    price $59,000
19. 2026-03-16
    listed $63,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌡 Heat 6/10 Major
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,117
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$1,716
• Taxable income: $17,417
• Est. tax owed @ 24.0%: −$4,180
• After-tax cash flow: $13,140/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

A well-maintained single-wide mobile home with average condition, offering a good starting point for a cosmetic renovation to enhance its resale and rental value.

Repairs flagged

• Minor wooden deck — slight wear
• Minor wooden flooring — slight wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace wooden deck — improves safety and enhances curb appeal
• Both replace wooden flooring — improves safety and enhances interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden deck · slight wear	Minor	$500–3,000
wooden flooring · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace wooden deck — improves safety and enhances curb appeal ↑
• Both replace wooden flooring — improves safety and enhances interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-6.3% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $59,000 MLS Technology, Inc.
• 2026-03-16 Listed $63,000 MLS Technology, Inc.