10793 Wisteria Ln · Preston, TX 73439

$249,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 46 Days on market

Built 1993 0.46 ac lot Est $209k · 20% over

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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 +21.3/30.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +4.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Escape to Kingston! This beautiful 3-bedroom, 2-bathroom home offers the perfect blend of comfort and convenience. Situated in the desirable 73439 zip code, you are just minutes from the pristine waters of Lake Texoma, local marinas, and premier golf courses. The spacious layout is ideal for full-time living or a weekend getaway. Enjoy peaceful surroundings on Wisteria Lane while staying close to all the action. Schedule your private tour today and start living the lake life!

Key facts

• 0.46 acre lot
• Built 1993
• Listed 45 days

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Septic tank
• Home design: Manufactured home; Single-story; Updated / Remodeled
• Construction: Vinyl siding; Composition roof; Crawl space foundation; Built as a manufactured home
• Exterior features: Deck; Patio; Chain link fencing; Corner lot; Dirt road frontage on a county road

Interior

• Kitchen: Cooktop; Dishwasher; Electric water heater
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Breakfast bar; Kitchen island; Walk-in closet(s); Double-pane windows
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/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 $234k (6.5% below list).
• Recommended offer: $234k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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, schools 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 + $25k 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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $250k implies a 212% 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 $233,592 (6.5% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.93% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $208,544
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3373 Scotty Ln	0.38mi	3/2.0	1,512 (-4%)	11mo	$240,000	$159	68
10848 Lois Ln	0.30mi	3/2.0	1,456 (-7%)	14mo	$193,000	$133	63
10856 E Pecan Rd	0.18mi	4/2.0 (+1)	1,493 (-5%)	19mo	$180,000	$121	63

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: 28.8%
• Equity multiple: 3.28×
• Total profit: $159,217
• Equity at exit: $225,130

10-year hold

• IRR: 25.0%
• Equity multiple: 7.44×
• Total profit: $450,368
• Equity at exit: $485,501

Cash invested: $69,972 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,336 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $365

Break-even live

Break-even rent $1,874

Max offer price $249,900

Occupancy floor 79%

Sensitivity live

Price	-10% $506	-5% $435	+0% $365	+5% $294	+10% $223
Rent	-10% $180	-5% $272	+0% $365	+5% $457	+10% $549
Rate	-1.0pp $491	-0.5pp $428	base $365	+0.5pp $300	+1.0pp $234

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $249,900 Active 46 DOM
2. 2026-06-18
   days on market $249,900 Active 45 DOM
3. 2026-06-17
   days on market $249,900 Active 44 DOM
4. 2026-06-16
   days on market $249,900 Active 43 DOM
5. 2026-06-15
   days on market $249,900 Active 42 DOM
6. 2026-06-14
   days on market $249,900 Active 40 DOM
7. 2026-06-13
   days on market $249,900 Active 39 DOM
8. 2026-06-10
   days on market $249,900 Active 37 DOM
9. 2026-06-09
   days on market $249,900 Active 36 DOM
10. 2026-06-08
    days on market $249,900 Active 35 DOM
11. 2026-06-07
    days on market $249,900 Active 34 DOM
12. 2026-06-05
    days on market $249,900 Active 31 DOM
13. 2026-06-02
    days on market $249,900 Active 29 DOM
14. 2026-06-01
    days on market $249,900 Active 28 DOM
15. 2026-05-31
    days on market $249,900 Active 27 DOM
16. 2026-05-30
    days on market $249,900 Active 26 DOM
17. 2026-05-04
    listed $249,900 Active
18. 2022-12-20
    soldstatus $80,000

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $4,573 · $381/mo
• Expected delta: +$3,781/yr (+$315/mo · 477.4%)

ⓘ 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 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: $28,031
• − Mortgage interest: −$13,998
• − Property taxes: −$792
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$7,270
• Taxable income: $236
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $4,320/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

+212.4% since first listed

2 events — show timeline

• 2026-05-04 Listed $249,900 LBRMLS
• 2022-12-20 Sold (Public Records) $80,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $792 · +6.0% YoY. Source: county tax records.