59 Shoreline Rd Unit 1-4 · Preston, TX 75076

$259,000

None bd · None ba · 2,880 sqft · MultiFamily · 422 Days on market

Built 2020 Fair condition 0.31 ac lot

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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
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Discover a rare and strategic investment opportunity with this boutique 4-space RV park located at 59 Shoreline — a prime piece of income-producing property perfectly positioned for growth in one of the area's most exciting developing corridors. Each of the four RV sites is generously sized at 35 feet deep by 20 feet wide, with full 50-amp hookups, water, and sewer connections. The layout offers flexibility for accommodating a range of modern RVs and fifth wheels, making it an attractive stop for both short-term vacationers and long-term renters. What sets this property apart is its location: minutes from the upcoming Margaritaville Resort, poised to become a major regional draw; a short boat ride from the soon-to-open Hard Rock Café Resort, offering premium entertainment and dining experiences; and bordering U.S. Army Corps of Engineers land, which ensures surrounding natural beauty, mature trees, and protected green space — providing guests with a serene, park-like environment that's hard to replicate. This location combines proximity to high-traffic tourist hubs with exclusive access to undisturbed nature, making it a unique hybrid of convenience and seclusion. Whether kept as a small-scale boutique RV park or expanded into a larger hospitality concept, this property offers solid current cash flow potential and long-term appreciation as the surrounding resorts and infrastructure continue to develop. This is more than just an RV park — it’s a foothold in a rapidly growing destination area. Opportunities like this don’t come often. Owner financing available.

Key facts

• Four rv sites
• 50-amp hookups
• Mature trees

Tags

• FOUR RV SITES
• 50-AMP HOOKUPS
• WATER AND SEWER CONNECTIONS
• SURROUNDING NATURAL BEAUTY
• MATURE TREES
• PROTECTED GREEN SPACE

What this means for you Summary

Snapshot

• This is a multifamily listed at $259k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $259k).
• Recommended offer: $228k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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.
• Pottsboro ISD (suburban): math 39% / reading 48% proficiency, ranked #288 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 294 active listings in the ZIP; solid renter incomes; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).
• At $4,579/mo this rent would consume 71% of the median local household income ($77k/yr) (locally 169% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 422 days — a 12% lower offer ($228k) 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 $227,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 422 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.77% ✓
• Cap rate: 14.76%
• Cash-on-cash: 30.24%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.03×
• Total profit: $74,496
• Equity at exit: $38,618

10-year hold

• IRR: 32.7%
• Equity multiple: 3.97×
• Total profit: $215,028
• Equity at exit: $22,394

Cash invested: $72,520 (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 75076

• Home prices YoY: -17.3%
• Active inventory: 294
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $4,579 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$962
• Net cashflow: $1,828

Break-even live

Break-even rent $2,266

Max offer price $259,000

Occupancy floor 55%

Sensitivity live

Price	-10% $2,007	-5% $1,917	+0% $1,828	+5% $1,738	+10% $1,649
Rent	-10% $1,466	-5% $1,647	+0% $1,828	+5% $2,008	+10% $2,189
Rate	-1.0pp $1,958	-0.5pp $1,893	base $1,828	+0.5pp $1,760	+1.0pp $1,692

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,580
Total (4 units)			$4,579

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $259,000 Active 422 DOM
2. 2026-06-19
   days on market $259,000 Active 420 DOM
3. 2026-06-18
   days on market $259,000 Active 419 DOM
4. 2026-06-17
   days on market $259,000 Active 418 DOM
5. 2026-06-16
   days on market $259,000 Active 417 DOM
6. 2026-06-15
   days on market $259,000 Active 416 DOM
7. 2026-06-14
   days on market $259,000 Active 414 DOM
8. 2026-06-13
   days on market $259,000 Active 413 DOM
9. 2026-06-10
   days on market $259,000 Active 411 DOM
10. 2026-06-09
    days on market $259,000 Active 410 DOM
11. 2026-06-08
    days on market $259,000 Active 409 DOM
12. 2026-06-07
    days on market $259,000 Active 408 DOM
13. 2026-06-03
    days on market $259,000 Active 404 DOM
14. 2026-06-02
    days on market $259,000 Active 403 DOM
15. 2026-06-01
    days on market $259,000 Active 402 DOM
16. 2026-05-31
    days on market $259,000 Active 401 DOM
17. 2026-05-30
    days on market $259,000 Active 400 DOM
18. 2025-09-12
    price $259,000 1623-char remark

    Show marketing remark (1623 chars)

    Discover a rare and strategic investment opportunity with this boutique 4-space RV park located at 59 Shoreline — a prime piece of income-producing property perfectly positioned for growth in one of the area's most exciting developing corridors. Each of the four RV sites is generously sized at 35 feet deep by 20 feet wide, with full 50-amp hookups, water, and sewer connections. The layout offers flexibility for accommodating a range of modern RVs and fifth wheels, making it an attractive stop for both short-term vacationers and long-term renters. What sets this property apart is its location: minutes from the upcoming Margaritaville Resort, poised to become a major regional draw; a short boat ride from the soon-to-open Hard Rock Café Resort, offering premium entertainment and dining experiences; and bordering U.S. Army Corps of Engineers land, which ensures surrounding natural beauty, mature trees, and protected green space — providing guests with a serene, park-like environment that's hard to replicate. This location combines proximity to high-traffic tourist hubs with exclusive access to undisturbed nature, making it a unique hybrid of convenience and seclusion. Whether kept as a small-scale boutique RV park or expanded into a larger hospitality concept, this property offers solid current cash flow potential and long-term appreciation as the surrounding resorts and infrastructure continue to develop. This is more than just an RV park — it’s a foothold in a rapidly growing destination area. Opportunities like this don’t come often. Owner financing available.

19. 2025-04-25
    listed $260,000 Active 1623-char remark

    Show marketing remark (1623 chars)

    Discover a rare and strategic investment opportunity with this boutique 4-space RV park located at 59 Shoreline — a prime piece of income-producing property perfectly positioned for growth in one of the area's most exciting developing corridors. Each of the four RV sites is generously sized at 35 feet deep by 20 feet wide, with full 50-amp hookups, water, and sewer connections. The layout offers flexibility for accommodating a range of modern RVs and fifth wheels, making it an attractive stop for both short-term vacationers and long-term renters. What sets this property apart is its location: minutes from the upcoming Margaritaville Resort, poised to become a major regional draw; a short boat ride from the soon-to-open Hard Rock Café Resort, offering premium entertainment and dining experiences; and bordering U.S. Army Corps of Engineers land, which ensures surrounding natural beauty, mature trees, and protected green space — providing guests with a serene, park-like environment that's hard to replicate. This location combines proximity to high-traffic tourist hubs with exclusive access to undisturbed nature, making it a unique hybrid of convenience and seclusion. Whether kept as a small-scale boutique RV park or expanded into a larger hospitality concept, this property offers solid current cash flow potential and long-term appreciation as the surrounding resorts and infrastructure continue to develop. This is more than just an RV park — it’s a foothold in a rapidly growing destination area. Opportunities like this don’t come often. Owner financing available.

ⓘ 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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $54,948
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$4,396
• − Management: −$4,396
• − Depreciation: −$7,535
• Taxable income: $18,934
• Est. tax owed @ 24.0%: −$4,544
• After-tax cash flow: $17,386/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

Fair 45/100 Moderate rehab

This multi-family property requires significant repairs and maintenance to improve its condition and increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — Significant wear and potential leaks
• Major flooring — Worn-out and tripping hazards
• Major HVAC/mechanicals — Visible rust and wear

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and attracts potential buyers/renters
• Both HVAC system replacement — Improves comfort and energy efficiency, attracting more tenants
• Both Exterior siding and roof repairs — Fixes structural issues and enhances property's overall appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · Significant wear and potential leaks	Major	$15,000–50,000
flooring · Worn-out and tripping hazards	Major	$15,000–50,000
HVAC/mechanicals · Visible rust and wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and attracts potential buyers/renters ↑
• Both HVAC system replacement — Improves comfort and energy efficiency, attracting more tenants ↑
• Both Exterior siding and roof repairs — Fixes structural issues and enhances property's overall appearance ↑

ⓘ 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: Pottsboro ISD
• NCES district ID: 4835580
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $50,811
• Composite: 37.44/100
• National rank: #4414
• State rank: #288 of 826 in TX

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

• Census place: Preston, TX
• County: Grayson County · 108,053 people
• Metro: Sherman-Denison, TX
• Population (ZIP): 7,989
• Household income: $76,919
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 169.0

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 134,540 people
• By 2030: 138,653 · +3.1%
• By 2040: 145,958 · +8.5%
• By 2050: 151,218 · +12.4%
• By 2075: 161,802 · +20.3%
• By 2100: 159,036 · +18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 3% Asian 1% Native American 1%
• Common ancestry: Serbian 2% Scottish 2% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+54.3) · D 22.5% · R 76.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -37.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.9 2016: R+53.1 2012: R+48.0 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.29%
• Current HPI: 244.52
• Rent YoY: —
• Metro: Sherman-Denison, TX
• 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

-0.4% since first listed

2 events — show timeline

• 2025-09-12 Price Changed $259,000 NTREIS
• 2025-04-25 Listed $260,000 NTREIS