43 Pueblo · Sherwood Shores, TX 76245

$135,999

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 46 Days on market

Built 1978 0.58 ac lot $142/sqft · 19% above area Est $182k · 25% under ↓ 6% since listing

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

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• Appreciation +5.0/10.0
• DSCR +3.9/10.0
• Schools +3.8/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor Special! Spacious Lot in Prime Location – Minutes from Lake Texoma & Casinos! Don’t miss this opportunity! This large lot offers endless potential and is perfect for investors or anyone ready to make a property truly shine. Just a short drive to Lake Texoma and popular casinos, this location is ideal for both relaxation and entertainment. Plenty of space for RVs, outdoor additions, or future development. Put your personal touch on this property and turn it into something special!

Key facts

• Future development
• Outdoor additions
• Spacious lot

Tags

• SPACIOUS LOT
• PRIME LOCATION
• SHORT DRIVE TO LAKE TEXOMA
• SPACE FOR RVS
• OUTDOOR ADDITIONS
• FUTURE DEVELOPMENT

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: 4-car garage; 2-car carport; Covered parking for 6 vehicles; Oversized parking; RV access/parking
• Utilities: Co-op electric; Co-op water; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Attached; Subdivision: SHERWOOD SHORES; Water access: Texoma
• Construction: Built in 1978; Composition roof
• Exterior features: Chain link fencing; Corner lot; Outbuilding, shed(s), workshop; RV/boat storage

Interior

• Kitchen: Includes appliances (unspecified)
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fans; Other heating; Other cooling
• Interior features: Eat-in kitchen; One living area; One dining area; 3 total rooms
• Laundry & utility: Utility features unspecified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $-5 ($-55/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (15.3% below list).
• Recommended offer: $115k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: crime F, amenities F, commute F.
• Whitesboro ISD (town): math 43% / reading 46% proficiency, ranked #272 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Whitesboro Int (math 39% / reading 46%, grade F, #1,313 of 4,322 statewide, top 31%, 386 students, 58% FRL).
• Market conditions: 354 active listings in the ZIP; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).

Forward outlook

• In year one you build about $850 of equity ($940 loan paydown + $-90 appreciation (-0.1% local appreciation)).
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,231 (15.3% 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 46 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.85% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (median comp): $182,016
• List price: $135,999
• Delta: -25.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1068 Hillcrest Cir	0.21mi	2/1.0 (-1)	1,008 (+5%)	6mo	$125,000	$124	68
359 Pawnee Dr	0.42mi	2/2.0 (-1)	1,008 (+5%)	7mo	$110,000	$109	62
2225 Hillcrest Cir	0.47mi	3/1.0	1,000 (+4%)	10mo	$153,500	$154	59
350 Pawnee Dr	0.44mi	2/1.0 (-1)	1,064 (+11%)	10mo	$17,500	$16	44
266 Yorkshire Dr	0.51mi	2/1.0 (-1)	840 (-12%)	9mo	$115,000	$137	39
72 Meadow Ln	0.58mi	2/1.0 (-1)	907 (-6%)	22mo	$169,000	$186	36
234 Allen A Dale Dr	0.53mi	2/1.0 (-1)	1,092 (+14%)	15mo	$142,000	$130	31
1939 Hillcrest Cir	0.65mi	2/1.0 (-1)	1,096 (+14%)	11mo	$163,500	$149	28
1504 Lake Rd	0.73mi	2/1.0 (-1)	1,053 (+10%)	22mo	$225,000	$214	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.88×
• Total profit: $-4,690
• Equity at exit: $39,040

10-year hold

• IRR: 3.2%
• Equity multiple: 1.34×
• Total profit: $12,915
• Equity at exit: $46,571

Cash invested: $38,080 (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 76245

• Home prices YoY: -0.1%
• Active inventory: 354
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$713
• Tax from tax record: −$145 /mo · $1,741/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-5

Break-even live

Break-even rent $1,158

Max offer price $135,190

Occupancy floor 95%

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $135,999 Active 46 DOM
2. 2026-06-18
   days on market $135,999 Active 45 DOM
3. 2026-06-17
   days on market $135,999 Active 44 DOM
4. 2026-06-16
   days on market $135,999 Active 43 DOM
5. 2026-06-15
   days on market $135,999 Active 42 DOM
6. 2026-06-14
   days on market $135,999 Active 40 DOM
7. 2026-06-12
   days on market $135,999 Active 39 DOM
8. 2026-06-09
   days on market $135,999 Active 36 DOM
9. 2026-06-08
   days on market $135,999 Active 35 DOM
10. 2026-06-03
    days on market $135,999 Active 30 DOM
11. 2026-06-02
    days on market $135,999 Active 29 DOM
12. 2026-06-01
    days on market $135,999 Active 28 DOM
13. 2026-05-31
    days on market $135,999 Active 27 DOM
14. 2026-05-30
    days on market $135,999 Active 26 DOM
15. 2026-05-04
    listed $143,000 Active 515-char remark
16. 2026-01-26
    historical
17. 2025-07-26
    price $140,000
18. 2025-05-09
    listed $145,000 Active
19. 2025-03-18
    soldstatus
20. 1993-06-30
    soldstatus

ⓘ 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: $1,741 · $145/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$748/yr (+$62/mo · 43.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $13,828
• − Mortgage interest: −$7,618
• − Property taxes: −$1,741
• − Insurance: −$680
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$3,956
• Taxable loss: −$2,380
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $516/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: Whitesboro ISD
• NCES district ID: 4845630
• Math proficiency: 43% ▼ -14.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $49,672
• Composite: 38.19/100
• National rank: #4260
• State rank: #272 of 826 in TX

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

• Census place: Sherwood Shores, TX
• Population (ZIP): 1,778

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 6% Hispanic / Latino 5% Asian 3% Native American 1%
• Common ancestry: Portuguese 3% Romanian 3% Slovak 2%
• Foreign-born: 3% · Vietnam
• Languages at home: 92% English-only · Spanish 5% Vietnamese 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: ▼ -0.07%
• Current HPI: 130.9903
• 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

-6.2% since first listed

7 events — show timeline

• 2026-05-21 Price Changed $135,999 NTREIS
• 2026-05-04 Listed $143,000 NTREIS
• 2026-01-26 Listing Removed — NTREIS
• 2025-07-26 Price Changed $140,000 NTREIS
• 2025-05-09 Listed $145,000 NTREIS
• 2025-03-18 Sold (Public Records) — Public Records
• 1993-06-30 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,741 · -15.1% YoY. Source: county tax records.