10800 Lois Ln · Preston, TX 73439

$169,000

2 bd · 2.0 ba · 806 sqft · SingleFamily public records · 57 Days on market

Built 1986 0.69 ac 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 +25.8/30.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Turn-key Lake Texoma investment property located just minutes from some of the sandiest beaches on Lake Texoma—this fully furnished 2 bedroom, 1 bathroom lake home is currently operating as a successful short-term rental and is ready to produce income from day one. Ideal for buyers searching for a Lake Texoma vacation rental, Airbnb investment, or affordable lake house near the water, this property offers both lifestyle and income potential. The outdoor living space is built for relaxation and entertaining, featuring a large covered deck, perfect for shaded outdoor dining or hosting guests. This spacious front porch with creates a welcoming, lake-cabin feel, while the extended covered

Key facts

• Spacious front porch
• Large covered deck
• Outdoor living space

Tags

• FULLY FURNISHED LAKE HOME
• SUCCESSFUL SHORT-TERM RENTAL
• OUTDOOR LIVING SPACE
• LARGE COVERED DECK
• SPACIOUS FRONT PORCH
• EXTENDED COVERED AREA

Property features AI

Exterior

• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Water available (private); Septic tank
• Home design: Single-story home
• Construction: HardiPlank type siding; Wood frame construction; Asphalt/fiberglass roof; Crawlspace foundation; Built (year per public records)
• Exterior features: Covered porch; Fire pit; Beach access and boat ramp/lift access to Texoma Lake; Lot approximately 0.692 acres; Faces east

Interior

• Kitchen: Oven; Range
• Flooring: Wood veneer
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Butcher block counters; Ceiling fan(s); Electric range connection
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 $18k of equity ($1k loan paydown + $17k 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 $47k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $69k; list at $169k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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: 1.07% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.36%
• DSCR: 1.46
• GRM: 7.8

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: 31.8%
• Equity multiple: 3.49×
• Total profit: $117,997
• Equity at exit: $152,249

10-year hold

• IRR: 27.5%
• Equity multiple: 7.91×
• Total profit: $326,884
• Equity at exit: $328,330

Cash invested: $47,320 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$57 /mo · $683/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $409

Break-even live

Break-even rent $1,283

Max offer price $169,000

Occupancy floor 72%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $169,000 Active 57 DOM
2. 2026-06-18
   days on market $169,000 Active 56 DOM
3. 2026-06-17
   days on market $169,000 Active 55 DOM
4. 2026-06-16
   days on market $169,000 Active 54 DOM
5. 2026-06-15
   days on market $169,000 Active 53 DOM
6. 2026-06-14
   days on market $169,000 Active 51 DOM
7. 2026-06-13
   days on market $169,000 Active 50 DOM
8. 2026-06-10
   days on market $169,000 Active 48 DOM
9. 2026-06-09
   days on market $169,000 Active 47 DOM
10. 2026-06-08
    days on market $169,000 Active 46 DOM
11. 2026-06-07
    days on market $169,000 Active 45 DOM
12. 2026-06-05
    days on market $169,000 Active 42 DOM
13. 2026-06-02
    days on market $169,000 Active 40 DOM
14. 2026-06-01
    days on market $169,000 Active 39 DOM
15. 2026-05-31
    days on market $169,000 Active 38 DOM
16. 2026-05-30
    days on market $169,000 Active 37 DOM
17. 2026-04-23
    listed $169,000 Active
18. 2022-08-01
    soldstatus $69,000

ⓘ 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: $683 · $57/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$2,410/yr (+$201/mo · 352.8%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 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: $21,603
• − Mortgage interest: −$9,467
• − Property taxes: −$683
• − Insurance: −$845
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$4,916
• Taxable income: $2,235
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $4,367/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

+144.9% since first listed

2 events — show timeline

• 2026-04-23 Listed $169,000 MLS Technology, Inc.
• 2022-08-01 Sold (Public Records) $69,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $683 · +5.9% YoY. Source: county tax records.