20711 Kingsley Dr · Sunrise Shores, TX 75758

$120,000

3 bd · 2.0 ba · 1,404 sqft · SingleFamily · 7 Days on market

Built 1998 Good condition 9,148 sqft lot $85/sqft · 61% below area $8/mo HOA · 1% of rent ↓ 20% 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).

• Cash flow +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of comfort, convenience, and lake living in this well-maintained 3-bedroom, 2-bath home on Lake Palestine. Situated just minutes from the water, this move-in-ready East Texas home offers access to private boat ramps, fishing docks, and a variety of community amenities, making it an excellent choice for a full-time residence, vacation home, or weekend retreat. Inside, you'll find a spacious open-concept floor plan featuring a seamless flow between the living room, dining area, and kitchen, creating an inviting space for both everyday living and entertaining. A versatile bonus den provides endless possibilities and can easily serve as a second living area, home office, game room, playroom, or potential fourth bedroom. The private primary suite offers a relaxing escape with a large ensuite bath featuring a garden tub, separate shower, and ample space to unwind. A generously sized laundry room provides additional storage and convenient backyard access. Outdoor living is just as enjoyable with covered front and back porches, perfect for morning coffee, evening relaxation, or entertaining guests. Additional features include a durable metal roof, one-car carport, storage building, and a fenced backyard ideal for pets, gardening, or outdoor activities. As a resident of Sunrise Shores, you'll enjoy access to two private boat ramps and docks on Lake Palestine, a stocked fishing pond, clubhouse, and playground. For buyers seeking a truly turnkey opportunity, the home may be sold fully furnished with an acceptable offer. Whether you're searching for a Lake Palestine home for sale, a lake-access property in East Texas, or a furnished weekend getaway near the water, this versatile home offers the lifestyle, amenities, and value you've been looking for.

Key facts

• Private boat ramps
• Large ensuite bath
• Fishing docks

Tags

• PRIVATE BOAT RAMPS
• FISHING DOCKS
• OPEN-CONCEPT FLOOR PLAN
• PRIVATE PRIMARY SUITE
• LARGE ENSUITE BATH
• COVERED FRONT AND BACK PORCHES

Property features AI

Finance

• Other: Restrictions: Deed
• Financial info: Loan types accepted: Cash, Conventional, VA loan; contact agent for details
• HOA & community: Mandatory association (Sunrise Shores POA); Annual association fee $90 (includes grounds maintenance)

Exterior

• Parking: Covered driveway; Covered carport (1 covered space, 1 carport space)
• Security: Audio and video surveillance present
• Utilities: Co-op electric; Co-op water; Septic
• Home design: Manufactured home (residential); One story; Preowned (built in 1998); Subdivided parcel
• Construction: Vinyl siding; Metal roof; Other foundation
• Exterior features: Chain link fencing; Easements for utilities; Waterfront on Palestine

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms; Primary bedroom on main level with ensuite bath, garden tub and separate shower
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan; Eat-in kitchen; Two living areas; One dining area; Room count: 3
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 9.8% vs local median 4.1% in Sunrise 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Brownsboro ISD (rural): math 42% / reading 46% proficiency, ranked #290 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chandler El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 450 students, 74% FRL) — zoned schools average 74% FRL vs 51% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 225 active listings in the ZIP; 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.56%
• DSCR: 1.56
• GRM: 6.6

CMA / ARV

• ARV (median comp): $303,941
• List price: $120,000
• Delta: -57.23%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5132 Skyline Dr	0.62mi	3/2.5	1,500 (+7%)	6mo	$195,000	$130	52

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

Projected returns pro-forma

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

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,987
• Equity at exit: $17,892

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $31,562
• Equity at exit: $10,375

Cash invested: $33,600 (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 75758

• Home prices YoY: -27.6%
• Active inventory: 225
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,505 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$8
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $352

Break-even live

Break-even rent $1,060

Max offer price $120,000

Occupancy floor 72%

Sensitivity live

Price	-10% $435	-5% $393	+0% $352	+5% $310	+10% $269
Rent	-10% $233	-5% $292	+0% $352	+5% $411	+10% $471
Rate	-1.0pp $412	-0.5pp $382	base $352	+0.5pp $321	+1.0pp $289

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: water

Listing history 22 events

1. 2026-06-19
   days on market $120,000 Active 7 DOM
2. 2026-06-18
   days on market $120,000 Active 6 DOM
3. 2026-06-17
   days on market $120,000 Active 5 DOM
4. 2026-06-16
   days on market $120,000 Active 4 DOM
5. 2026-06-15
   days on market $120,000 Active 3 DOM
6. 2026-06-13
   pricedays on marketlisting id $120,000 Active 1 DOM
7. 2026-06-10
   days on market $130,000 Active 121 DOM
8. 2026-06-09
   days on market $130,000 Active 120 DOM
9. 2026-06-08
   days on market $130,000 Active 119 DOM
10. 2026-06-07
    days on market $130,000 Active 118 DOM
11. 2026-06-02
    days on market $130,000 Active 113 DOM
12. 2026-06-01
    days on market $130,000 Active 112 DOM
13. 2026-05-31
    days on market $130,000 Active 111 DOM
14. 2026-05-30
    days on market $130,000 Active 110 DOM
15. 2026-05-06
    price $130,000 1463-char remark
16. 2026-05-06
    price $130,000 1470-char remark
17. 2026-04-20
    price $139,000 1463-char remark
18. 2026-04-20
    price $139,000 1470-char remark
19. 2026-02-24
    price $145,000 1463-char remark
20. 2026-02-24
    price $145,000 1470-char remark
21. 2026-02-09
    listed $150,000 Active 1470-char remark
22. 2026-02-09
    listed $150,000 Active 1463-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,062
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − HOA: −$96
• − Depreciation: −$3,491
• Taxable income: $2,463
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $3,630/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bath home in Sunrise Shores offers a split floor plan and easy access to Lake Palestine. The property is in good condition with modern appliances and neutral paint, making it a great investment.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both landscaping — improves curb appeal and rental value
• Both replace carpet — improves comfort and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both landscaping — improves curb appeal and rental value ↑
• Both replace carpet — improves comfort and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Brownsboro ISD
• NCES district ID: 4811640
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $45,624
• Composite: 37.38/100
• National rank: #4429
• State rank: #290 of 826 in TX

Livability — Sunrise Shores

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sunrise Shores, TX
• Population (ZIP): 10,357

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.16%
• Current HPI: 192.0837
• 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

-20.0% since first listed

10 events — show timeline

• 2026-06-12 Listed $120,000 GTAR
• 2026-06-12 Listed $120,000 NTREIS
• 2026-06-11 Listing Removed — NTREIS
• 2026-05-06 Price Changed $130,000 NTREIS
• 2026-05-06 Price Changed $130,000 GTAR
• 2026-04-20 Price Changed $139,000 NTREIS
• 2026-04-20 Price Changed $139,000 GTAR
• 2026-02-24 Price Changed $145,000 NTREIS
• 2026-02-24 Price Changed $145,000 GTAR
• 2026-02-09 Listed $150,000 NTREIS