14108 Whispering Meadows St · Sherwood Shores, TX 73439

$255,000

4 bd · 2.0 ba · 2,356 sqft · Manufactured public records · 283 Days on market

Built 2006 0.56 ac lot

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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).

• Cash flow +17.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Huge lake home with a newer roof on the end of the street in a cul-de-sac with 5 bedrooms, 20x51 shop with a bar and office space. Brand new underpinning, This would be the perfect weekend getaway or full time home with so much room in a quiet golf cart friendly neighborhood less than a mile from lake Texoma!!! The property also comes with a 20x30 storage building with carport! Fenced backyard and FULLY FURNISHED, just bring your toothbrush!

Key facts

• Newer roof
• Carport
• 20x51 shop

Tags

• NEWER ROOF
• 20X51 SHOP
• BAR AND OFFICE SPACE
• BRAND NEW UNDERPINNING
• 20X30 STORAGE BUILDING
• CARPORT

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: 2-car garage; Carport; Driveway parking; RV parking/access; Boat parking
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Water available (rural); Septic tank
• Home design: Single-story manufactured home (double wide); Faces south; Crawlspace / permanent foundation
• Construction: Manufactured construction with vinyl siding; Built from public records
• Exterior features: Covered patio/porch/deck; Deck; Patio; Porch; Barn(s); Storage; Workshop; Decorative partial fencing; Located on a cul-de-sac

Interior

• Kitchen: Built-in oven; Cooktop; Dishwasher; Freezer; Microwave; Oven; Range; Refrigerator; Electric water heater
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceramic counters; Ceiling fan(s); Other interior features
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $255k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (11.2% below list).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 $27k of equity ($2k loan paydown + $26k 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 $71k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $224,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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 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: 0.89% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 9.4

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: 26.4%
• Equity multiple: 3.10×
• Total profit: $150,106
• Equity at exit: $229,724

10-year hold

• IRR: 23.2%
• Equity multiple: 7.07×
• Total profit: $433,046
• Equity at exit: $495,409

Cash invested: $71,400 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,264 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$168 /mo · $2,018/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $177

Break-even live

Break-even rent $2,040

Max offer price $255,000

Occupancy floor 87%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $255,000 Active 283 DOM
2. 2026-06-18
   days on market $255,000 Active 282 DOM
3. 2026-06-17
   days on market $255,000 Active 281 DOM
4. 2026-06-16
   days on market $255,000 Active 280 DOM
5. 2026-06-15
   days on market $255,000 Active 279 DOM
6. 2026-06-14
   days on market $255,000 Active 277 DOM
7. 2026-06-13
   days on market $255,000 Active 276 DOM
8. 2026-06-10
   days on market $255,000 Active 274 DOM
9. 2026-06-09
   days on market $255,000 Active 273 DOM
10. 2026-06-08
    days on market $255,000 Active 272 DOM
11. 2026-06-07
    days on market $255,000 Active 271 DOM
12. 2026-06-05
    days on market $255,000 Active 268 DOM
13. 2026-06-02
    days on market $255,000 Active 266 DOM
14. 2026-06-01
    days on market $255,000 Active 265 DOM
15. 2026-05-31
    days on market $255,000 Active 264 DOM
16. 2026-05-30
    days on market $255,000 Active 263 DOM
17. 2026-04-21
    price $255,000
18. 2026-03-12
    status Active
19. 2026-02-24
    status Pending
20. 2025-08-23
    listed $279,900 Active
21. 2025-08-01
    historical
22. 2025-05-31
    price $279,900
23. 2025-04-01
    listed $299,900 Active
24. 2025-03-23
    historical
25. 2024-11-24
    status Active
26. 2024-11-15
    status Pending
27. 2024-10-23
    listed $299,900 Active
28. 2020-08-04
    soldstatus $200,000
29. 2020-08-02
    soldstatus $200,000
30. 2020-02-03
    listed $219,900
31. 2016-06-30
    soldstatus $130,000
32. 2015-12-08
    listed $135,000
33. 2007-05-04
    soldstatus $14,960

ⓘ 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: $2,018 · $168/mo
• Projected year-2 tax: $4,666 · $389/mo
• Expected delta: +$2,648/yr (+$221/mo · 131.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $27,172
• − Mortgage interest: −$14,284
• − Property taxes: −$2,018
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − Depreciation: −$7,418
• Taxable loss: −$2,170
• Est. tax savings @ 24.0%: +$521
• After-tax cash flow: $2,647/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

+1604.5% since first listed

17 events — show timeline

• 2026-04-21 Price Changed $255,000 MLS Technology, Inc.
• 2026-03-12 Relisted — MLS Technology, Inc.
• 2026-02-24 Pending — MLS Technology, Inc.
• 2025-08-23 Listed $279,900 MLS Technology, Inc.
• 2025-08-01 Listing Removed — MLS Technology, Inc.
• 2025-05-31 Price Changed $279,900 MLS Technology, Inc.
• 2025-04-01 Listed $299,900 MLS Technology, Inc.
• 2025-03-23 Listing Removed — MLS Technology, Inc.
• 2024-11-24 Relisted — MLS Technology, Inc.
• 2024-11-15 Pending — MLS Technology, Inc.
• 2024-10-23 Listed $299,900 MLS Technology, Inc.
• 2020-08-04 Sold (Public Records) $200,000 Public Records
• 2020-08-02 Sold (MLS) $200,000 MLS Technology, Inc.
• 2020-02-03 Listed $219,900 MLS Technology, Inc.
• 2016-06-30 Sold (MLS) $130,000 MLS Technology, Inc.
• 2015-12-08 Listed $135,000 MLS Technology, Inc.
• 2007-05-04 Sold (Public Records) $14,960 Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,018 · +2.9% YoY. Source: county tax records.