3576 Osage Dr · Preston, TX 73439

$99,000

3 bd · 2.0 ba · 1,100 sqft · SingleFamily public records · 66 Days on market

Built 1986 10,080 sqft 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
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Lake Home for sale near Lake Texoma in the heart of Kingston OK homes for sale! This 3 bed, 1 bath Lake House offers approx 1,100 sq ft (per assessor) and sits on a manageable lot just mins from the water, creating an excellent opportunity for investors, flippers, or buyers looking to design their own custom lake retreat. Located just ~5 min to Sandy Beach Recreational Area and ~6–10 min to Taylor’s Island View, you’ll enjoy quick access to some of the best sandy shoreline and swim areas Lake Texoma has to offer. You’re also only ~12 min to Sanders Island View for quieter beach access and nearby boat ramps, and approx ~20 min to Buncombe Creek Marina & Arrowhea

Key facts

• Taylor's island view
• Lake house
• Lake home

Tags

• LAKE HOME
• LAKE HOUSE
• SANDY BEACH RECREATIONAL AREA
• TAYLOR'S ISLAND VIEW
• SANDERS ISLAND VIEW
• BUNCOMBE CREEK MARINA

Property features AI

Exterior

• Parking: Detached garage; Carport
• Security: Storm shelter; Smoke detector(s)
• Utilities: Electricity available; Phone available; Water available; Septic tank; Rural water source
• Home design: Single-story home; Faces west; Crawlspace foundation
• Construction: Wood frame construction; Metal roof; Built according to public records
• Exterior features: Corner lot with mature trees; Dirt driveway; Chain link fencing; Workshop; Cabana; Storm shelter; Smoke detector(s)

Interior

• Kitchen: Built-in oven; Cooktop; Range; Oven; Microwave; Disposal; Refrigerator; Eat-in kitchen
• Bedrooms: Master bedroom with separate closets (first floor); Additional bedrooms on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: Hall bathroom with bathtub (first floor); 1 full bathroom total
• Heating & cooling: Central air conditioning; Electric baseboard heating
• Interior features: Ceiling fan(s); Laminate counters; Aluminum-framed windows; Electric oven and range connections; Blower fan fireplace
• Laundry & utility: Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.0% 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 Ms (math 23% / reading 34%, grade F, #57 of 345 statewide, top 18%, 286 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 $11k of equity ($684 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 66 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $99k implies a 98% gain — meaningful room to come down on a strong offer.

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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.22% ✓
• Cap rate: 20.01%
• Cash-on-cash: 48.97%
• DSCR: 3.18
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $238,700
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3770 Kiowa Rd	0.33mi	3/1.0	1,200 (+9%)	20mo	$260,000	$217	49

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: 62.7%
• Equity multiple: 5.54×
• Total profit: $125,955
• Equity at exit: $89,187

10-year hold

• IRR: 56.3%
• Equity multiple: 12.34×
• Total profit: $314,223
• Equity at exit: $192,335

Cash invested: $27,720 (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: 3.8×

Monthly cashflow live

• Estimated rent: $2,197 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$44 /mo · $524/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $1,131

Break-even live

Break-even rent $765

Max offer price $99,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,187	-5% $1,159	+0% $1,131	+5% $1,103	+10% $1,075
Rent	-10% $958	-5% $1,045	+0% $1,131	+5% $1,218	+10% $1,305
Rate	-1.0pp $1,181	-0.5pp $1,156	base $1,131	+0.5pp $1,106	+1.0pp $1,080

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $99,000 Active 66 DOM
2. 2026-06-19
   days on market $99,000 Active 64 DOM
3. 2026-06-18
   days on market $99,000 Active 63 DOM
4. 2026-06-17
   days on market $99,000 Active 62 DOM
5. 2026-06-16
   days on market $99,000 Active 61 DOM
6. 2026-06-15
   days on market $99,000 Active 60 DOM
7. 2026-06-14
   days on market $99,000 Active 58 DOM
8. 2026-06-13
   days on market $99,000 Active 57 DOM
9. 2026-06-10
   days on market $99,000 Active 55 DOM
10. 2026-06-09
    days on market $99,000 Active 54 DOM
11. 2026-06-08
    days on market $99,000 Active 53 DOM
12. 2026-06-07
    days on market $99,000 Active 52 DOM
13. 2026-06-05
    days on market $99,000 Active 49 DOM
14. 2026-06-02
    days on market $99,000 Active 47 DOM
15. 2026-06-01
    days on market $99,000 Active 46 DOM
16. 2026-05-31
    days on market $99,000 Active 45 DOM
17. 2026-05-30
    days on market $99,000 Active 44 DOM
18. 2026-05-22
    price $99,000
19. 2026-04-16
    listed $105,000 Active
20. 2007-08-16
    soldstatus $50,000

ⓘ 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: $524 · $44/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$1,288/yr (+$107/mo · 245.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°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: $26,360
• − Mortgage interest: −$5,546
• − Property taxes: −$524
• − Insurance: −$495
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$2,880
• Taxable income: $12,698
• Est. tax owed @ 24.0%: −$3,048
• After-tax cash flow: $10,528/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

+98.0% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $99,000 MLS Technology, Inc.
• 2026-04-16 Listed $105,000 MLS Technology, Inc.
• 2007-08-16 Sold (Public Records) $50,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $524 · +5.9% YoY. Source: county tax records.