13297 Meadowlark Ln · Sherwood Shores, TX 73439

$125,000

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 37 Days on market

Built 1978 9,425 sqft lot Est $127k · at est.

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +8.2/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wonderful place to be on Texoma! Just around the way from the lake! Fantastic carport! Newer water tank, compressor plus seller will leave it furnished! All you need is your lake toys, toothbrush and a smile! Don't let this little jewel get away!

Key facts

• Oversized carport
• Steps from the lake
• Storage sheds

Tags

• OVERSIZED CARPORT
• CHAIN LINK FENCED YARD
• STORAGE SHEDS
• STEPS FROM THE LAKE

Property features AI

Exterior

• Parking: Detached garage; 4-car garage spaces; RV access/parking; Boat parking
• Security: Security system (owned); Smoke detector(s); No safety shelter
• Utilities: Electricity available; Water available (rural); Rural sewer
• Home design: Single-wide manufactured home; 1 story; Faces north; Crawlspace foundation
• Construction: Vinyl siding; Metal roof; Manufactured construction
• Exterior features: Fire pit; Exterior lighting; Chain link fencing; Shed(s) and storage

Interior

• Kitchen: Oven; Range; Dishwasher; Refrigerator
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Propane heating; Central air conditioning
• Interior features: Butcher block counters; Ceiling fan(s); Vinyl window trim
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago 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.
• Current owner paid $41k; list at $125k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.44% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.13%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $126,840
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13304 Scissortail Ln	0.09mi	2/2.0	896 (+7%)	24mo	$135,000	$151	61

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: 38.5%
• Equity multiple: 3.96×
• Total profit: $103,641
• Equity at exit: $112,610

10-year hold

• IRR: 33.2%
• Equity multiple: 8.92×
• Total profit: $277,315
• Equity at exit: $242,848

Cash invested: $35,000 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $558

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 64%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $125,000 Active 37 DOM
2. 2026-06-18
   days on market $125,000 Active 36 DOM
3. 2026-06-17
   days on market $125,000 Active 35 DOM
4. 2026-06-16
   days on market $125,000 Active 34 DOM
5. 2026-06-15
   days on market $125,000 Active 33 DOM
6. 2026-06-14
   days on market $125,000 Active 31 DOM
7. 2026-06-13
   days on market $125,000 Active 30 DOM
8. 2026-06-10
   days on market $125,000 Active 28 DOM
9. 2026-06-09
   days on market $125,000 Active 27 DOM
10. 2026-06-08
    days on market $125,000 Active 26 DOM
11. 2026-06-07
    days on market $125,000 Active 25 DOM
12. 2026-06-05
    days on market $125,000 Active 22 DOM
13. 2026-06-02
    days on market $125,000 Active 20 DOM
14. 2026-06-01
    days on market $125,000 Active 19 DOM
15. 2026-05-31
    days on market $125,000 Active 18 DOM
16. 2026-05-30
    days on market $125,000 Active 17 DOM
17. 2026-05-12
    listed $125,000 Active
18. 2018-06-13
    soldstatus $41,000 246-char remark

    Show marketing remark (246 chars)

    Wonderful place to be on Texoma! Just around the way from the lake! Fantastic carport! Newer water tank, compressor plus seller will leave it furnished! All you need is your lake toys, toothbrush and a smile! Don't let this little jewel get away!

19. 2018-03-16
    listed $45,977 246-char remark

    Show marketing remark (246 chars)

    Wonderful place to be on Texoma! Just around the way from the lake! Fantastic carport! Newer water tank, compressor plus seller will leave it furnished! All you need is your lake toys, toothbrush and a smile! Don't let this little jewel get away!

20. 2015-09-18
    soldstatus $28,000
21. 2015-04-18
    listed $45,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $21,597
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,636
• Taxable income: $5,003
• Est. tax owed @ 24.0%: −$1,201
• After-tax cash flow: $5,495/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

+177.8% since first listed

5 events — show timeline

• 2026-05-12 Listed $125,000 MLS Technology, Inc.
• 2018-06-13 Sold (MLS) $41,000 MLS Technology, Inc.
• 2018-03-16 Listed $45,977 MLS Technology, Inc.
• 2015-09-18 Sold (MLS) $28,000 MLS Technology, Inc.
• 2015-04-18 Listed $45,000 MLS Technology, Inc.

Property tax history

+4.9%/yr

Latest (2025): $226 · +6.1% YoY. Source: county tax records.