11828 Xavri Ln · Preston, TX 73439

$349,000

3 bd · 2.0 ba · 1,519 sqft · SingleFamily public records · 106 Days on market

Built 2024 0.52 ac lot Est $357k · at est. ↓ 1% since listing

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +8.5/15.0
• Cash flow +7.7/30.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.6/10.0

Listing remarks

This beautiful 2024 construction home is located in the Lakeside Trails subdivision near Lake Texoma and offers modern style with peaceful country living on a spacious 0.52-acre lot. The home features 3 bedrooms, 2 full bathrooms, and approximately 1,550 square feet of living space with an open-concept layout designed for comfortable living and entertaining. Interior highlights include 9-foot ceilings, durable vinyl flooring throughout, storm windows, quartz countertops, and a well-appointed kitchen with a built-in oven, electric cooktop, and ample space for dining. The living area features a fireplace insert and large windows that provide abundant natural light and scenic views of the surr

Key facts

• 0.52-acre lot
• Quartz countertops
• Open-concept layout

Tags

• NEW CONSTRUCTION HOME
• LAKESIDE TRAILS SUBDIVISION
• 0.52-ACRE LOT
• OPEN-CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• WELL-APPOINTED KITCHEN

Property features AI

Finance

• Other: Property located in Lakeside Trls addition; Homestead not indicated
• Financial info: Loan qualifying allowed; Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 2-car garage
• Home design: Single-family residence; One-story; Residential property; Existing property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (existing)
• Exterior features: Open patio; Interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open patio access; Single living area; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-406 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (34.1% below list).
• Recommended offer: $230k (34.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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, 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 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 $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Marshall County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.

Recommended offer $229,909 (34.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.99%
• DSCR: 0.78
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $356,965
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11893 Xavri Ln	0.08mi	3/2.0	1,500 (-1%)	7mo	$352,000	$235	89
11828 Xavri	0.00mi	3/2.0	1,500 (-1%)	19mo	$349,900	$233	82
11852 Xavri St	0.02mi	3/2.0	1,450 (-4%)	16mo	$388,000	$268	78
11979 Xavri Ln	0.16mi	3/2.0	1,500 (-1%)	20mo	$358,000	$239	74
12181 Drew Ave	0.51mi	2/2.0 (-1)	1,521 (+0%)	4mo	$215,000	$141	68
11978 Xander Ln	0.18mi	3/2.0	1,577 (+4%)	24mo	$365,000	$231	66
1908 Rhynes-childress Loop	0.62mi	3/2.0	1,624 (+7%)	2mo	$385,000	$237	58

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: 20.7%
• Equity multiple: 2.68×
• Total profit: $164,114
• Equity at exit: $314,407

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $503,477
• Equity at exit: $678,030

Cash invested: $97,720 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,299 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$247 /mo · $2,964/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-406

Break-even live

Break-even rent $2,813

Max offer price $277,220

Occupancy floor —

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $349,000 Active 106 DOM
2. 2026-06-18
   days on market $349,000 Active 105 DOM
3. 2026-06-17
   days on market $349,000 Active 104 DOM
4. 2026-06-16
   days on market $349,000 Active 103 DOM
5. 2026-06-15
   days on market $349,000 Active 102 DOM
6. 2026-06-14
   days on market $349,000 Active 100 DOM
7. 2026-06-13
   days on market $349,000 Active 99 DOM
8. 2026-06-10
   days on market $349,000 Active 97 DOM
9. 2026-06-09
   days on market $349,000 Active 96 DOM
10. 2026-06-08
    days on market $349,000 Active 95 DOM
11. 2026-06-07
    days on market $349,000 Active 94 DOM
12. 2026-06-05
    days on market $349,000 Active 91 DOM
13. 2026-06-02
    days on market $349,000 Active 89 DOM
14. 2026-06-01
    days on market $349,000 Active 88 DOM
15. 2026-05-31
    days on market $349,000 Active 87 DOM
16. 2026-05-30
    days on market $349,000 Active 86 DOM
17. 2026-05-21
    price $355,000
18. 2026-04-01
    price $357,500
19. 2026-03-05
    listed $359,900 Active

ⓘ 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: $2,964 · $247/mo
• Projected year-2 tax: $6,387 · $532/mo
• Expected delta: +$3,423/yr (+$285/mo · 115.5%)

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

Taxation est. · year 1

• Rental income: $27,589
• − Mortgage interest: −$19,549
• − Property taxes: −$2,964
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − Depreciation: −$10,153
• Taxable loss: −$11,236
• Est. tax savings @ 24.0%: +$2,697
• After-tax cash flow: $-2,179/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

-1.4% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $355,000 MLSOK
• 2026-04-01 Price Changed $357,500 MLSOK
• 2026-03-05 Listed $359,900 MLSOK

Property tax history

+240.6%/yr

Latest (2025): $2,964 · +566.1% YoY. Source: county tax records.