4023 Pages Paradise Ln · Sherwood Shores, TX 73439

$125,000

3 bd · 2.0 ba · 1,500 sqft · Other public records · 24 Days on market

Built 2003 0.32 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

This sturdy and attractive metal home will put you in mind of a mountain retreat. Living room is over large with a wood burning fireplace. Kitchen is spacious with enough room to add an island or kitchen table. Large over-sized shop/garage with double carport is perfect for storing all your lake toys. Additional work space or living area in included within the shop. Nice covered patio on the back for cookouts with the family. This great property is just minutes from sandy beaches and boat ramps.

Key facts

• Open floor plan
• Metal home
• Huge living room

Tags

• BARN DOMINIUM
• METAL HOME
• OPEN FLOOR PLAN
• HUGE LIVING ROOM
• KITCHEN COMBO
• CORNER LOT

Property features AI

Finance

• Other: Located on approximately 0.32 acres; Subdivision: Marshall Co Unplatted; County in State of Oklahoma, United States
• Financial info: Treat as clear loan type; No second mortgage; Property listed as real estate owned
• HOA & community: No association

Exterior

• Parking: Detached carport; Driveway; 2-car garage; 2 carport spaces; 4 covered parking spaces
• Utilities: City water; Septic
• Home design: Single-family residence; One story; Residential property; Not attached to other units
• Construction: Built in 2003; Metal siding; Metal roof; Slab foundation
• Exterior features: Covered porch; Covered patio/porch; Chain link fencing; Workshop with electric

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Decorative lighting; Other
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 2.8% 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: schools F, crime 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

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 $123,125 (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: 1.84% ✓
• Cap rate: 15.99%
• Cash-on-cash: 34.61%
• DSCR: 2.54
• GRM: 4.5

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: 50.8%
• Equity multiple: 4.78×
• Total profit: $132,381
• Equity at exit: $112,610

10-year hold

• IRR: 44.5%
• Equity multiple: 10.69×
• Total profit: $339,274
• Equity at exit: $242,848

Cash invested: $35,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,301 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$101 /mo · $1,207/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1,010

Break-even live

Break-even rent $1,023

Max offer price $125,000

Occupancy floor 51%

Sensitivity live

Price	-10% $1,080	-5% $1,045	+0% $1,010	+5% $974	+10% $939
Rent	-10% $828	-5% $919	+0% $1,010	+5% $1,100	+10% $1,191
Rate	-1.0pp $1,073	-0.5pp $1,041	base $1,010	+0.5pp $977	+1.0pp $944

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-05
   statusdays on market $125,000 Pending 24 DOM
2. 2026-06-02
   days on market $125,000 Active 22 DOM
3. 2026-06-01
   days on market $125,000 Active 21 DOM
4. 2026-05-31
   days on market $125,000 Active 20 DOM
5. 2026-05-30
   days on market $125,000 Active 19 DOM
6. 2026-05-09
   listed $125,000 Active
7. 2020-06-20
   soldstatus $135,000
8. 2020-06-10
   soldstatus 500-char remark

   Show marketing remark (500 chars)

   This sturdy and attractive metal home will put you in mind of a mountain retreat. Living room is over large with a wood burning fireplace. Kitchen is spacious with enough room to add an island or kitchen table. Large over-sized shop/garage with double carport is perfect for storing all your lake toys. Additional work space or living area in included within the shop. Nice covered patio on the back for cookouts with the family. This great property is just minutes from sandy beaches and boat ramps.

9. 2020-01-06
   listed $154,900 500-char remark

   Show marketing remark (500 chars)

   This sturdy and attractive metal home will put you in mind of a mountain retreat. Living room is over large with a wood burning fireplace. Kitchen is spacious with enough room to add an island or kitchen table. Large over-sized shop/garage with double carport is perfect for storing all your lake toys. Additional work space or living area in included within the shop. Nice covered patio on the back for cookouts with the family. This great property is just minutes from sandy beaches and boat ramps.

10. 2020-01-01
    historical
11. 2019-07-01
    listed $154,900
12. 2010-12-22
    soldstatus $60,000

ⓘ 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: $1,207 · $101/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$1,080/yr (+$90/mo · 89.5%)

ⓘ 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 22% 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: $27,612
• − Mortgage interest: −$7,002
• − Property taxes: −$1,207
• − Insurance: −$625
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − Depreciation: −$3,636
• Taxable income: $10,724
• Est. tax owed @ 24.0%: −$2,574
• After-tax cash flow: $9,542/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

+108.3% since first listed

7 events — show timeline

• 2026-05-09 Listed $125,000 NTREIS
• 2020-06-20 Sold (Public Records) $135,000 Public Records
• 2020-06-10 Sold (MLS) — MLS Technology, Inc.
• 2020-01-06 Listed $154,900 MLS Technology, Inc.
• 2020-01-01 Listing Removed — MLS Technology, Inc.
• 2019-07-01 Listed $154,900 MLS Technology, Inc.
• 2010-12-22 Sold (Public Records) $60,000 Public Records

Property tax history

+10.1%/yr

Latest (2021): $1,207 · +95.0% YoY. Source: county tax records.