11580 Taylor Island View Rd · Preston, TX 73439

$219,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 17 Days on market

Built 2021 0.75 ac lot Est $235k · 7% under

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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 +25.7/30.0
• ARV discount +10.6/15.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• 1% rule +5.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lake Texoma's newest subdivision, located less than 2 miles from 2 great beach communities, on a paved road. Good sandy soil ready for your new lake home. Double wide manufactured homes will be allowed. Plat and restrictions have been filed. There are 9 lots left to choose from.

Key facts

• Oversized carport
• Modular options
• Expansive lots

Tags

• OVERSIZED CARPORT
• NEW COVERED FRONT PORCH
• NUMEROUS BOAT RAMPS
• ENERGY EFFICIENT BUILDS
• EXPANSIVE LOTS
• MODULAR OPTIONS

Property features AI

Exterior

• Parking: 2-car garage; Carport; RV access/parking; Boat parking; Workshop and storage in garage
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Public water; Private sewer
• Home design: Double wide manufactured home; Single-story; Faces west; Crawlspace foundation
• Construction: HardiPlank-type siding; Manufactured construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Porch; Gravel driveway; Rolling slope lot

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Oven; Range; Refrigerator; Garbage disposal; Electric water heater; Electric oven/range connections
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Laminate counters; Cable TV ready; Ceiling fan(s); Vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $219k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $216k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.9% in Preston — 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 56/100 on livability (#1,306 in TX) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools 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 ($2k 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 $61k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $22k; list at $219k implies a 873% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,715 (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. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.28%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $235,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11548 Taylor Island View Rd	0.04mi	3/2.0	1,568 (0%)	6mo	$211,500	$135	93
11814 Taylor Island View Rd	0.23mi	3/2.0	1,680 (+7%)	2mo	$230,000	$137	76
2925 Robles Vista Ln	0.19mi	3/2.0	1,800 (+15%)	9mo	$270,000	$150	59
11890 Thompson	0.30mi	3/2.0	1,344 (-14%)	15mo	$350,000	$260	50

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: 31.8%
• Equity multiple: 3.49×
• Total profit: $152,648
• Equity at exit: $197,293

10-year hold

• IRR: 27.5%
• Equity multiple: 7.90×
• Total profit: $423,045
• Equity at exit: $425,469

Cash invested: $61,320 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,335 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $525

Break-even live

Break-even rent $1,670

Max offer price $219,000

Occupancy floor 72%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $219,000 Active 17 DOM
2. 2026-06-18
   days on market $219,000 Active 16 DOM
3. 2026-06-17
   days on market $219,000 Active 15 DOM
4. 2026-06-16
   days on market $219,000 Active 14 DOM
5. 2026-06-15
   days on market $219,000 Active 13 DOM
6. 2026-06-14
   days on market $219,000 Active 11 DOM
7. 2026-06-13
   days on market $219,000 Active 10 DOM
8. 2026-06-10
   days on market $219,000 Active 8 DOM
9. 2026-06-09
   days on market $219,000 Active 7 DOM
10. 2026-06-08
    days on market $219,000 Active 6 DOM
11. 2026-06-07
    days on market $219,000 Active 5 DOM
12. 2026-06-05
    days on market $219,000 Active 2 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $219,000 Active 1 DOM

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $4,008 · $334/mo
• Expected delta: +$3,050/yr (+$254/mo · 318.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $28,023
• − Mortgage interest: −$12,267
• − Property taxes: −$958
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$6,371
• Taxable income: $2,848
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $5,620/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 — Preston

• Score: 56/100
• State rank: #1306
• US rank: #22637

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety F User ratings A

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

+873.3% since first listed

3 events — show timeline

• 2026-06-02 Listed $219,000 MLS Technology, Inc.
• 2020-10-06 Sold (MLS) $22,500 MLS Technology, Inc.
• 2020-07-17 Listed $22,500 MLS Technology, Inc.

Property tax history

+149.2%/yr

Latest (2025): $958 · +4.1% YoY. Source: county tax records.