13132 Bluebird Ln · Sherwood Shores, TX 73439

$225,000

3 bd · 2.0 ba · 1,860 sqft · Manufactured public records · 133 Days on market

Built 2005 1,921 sqft 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 +23.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.1/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FULLY FURNISHED HOME BUILT IN 2005!! 3 bedroom, 2 bath home with a huge workshop and front covered deck just minutes from Lake Texoma, a beach area and boat dock. This home offers an open floor plan and two oversized bedrooms, with the third being standard size. Plus a nestled desk and large laundry room. The home has had many updates in the last year. New laminate wood flooring in the main living areas and bedrooms, kitchen appliances and backsplash, handicapped-accessible shower in the primary bathroom, fresh paint, wood fencing, tan colored gravel, RV parking with a 30/50 amp outlet and the outstanding front composite/wood deck with cover and ramps for convenient access just to name a few. Don't Miss this one of kind home.

Key facts

• Cardinal cove area
• Lake texoma getaway
• Beach access

Tags

• LAKE TEXOMA GETAWAY
• CARDINAL COVE AREA
• BOAT RAMPS
• BEACH ACCESS
• DEDICATED OFFICE AREA
• OPEN-CONCEPT LAYOUT

Property features AI

Finance

• Other: Property listed as active; Occupied: No
• Financial info: Not assumable
• HOA & community: No mandatory association dues

Exterior

• Parking: 1-car garage
• Utilities: Living area sourced from assessor
• Home design: Single family residence; One-story; Residential property; Move-to-site property
• Construction: Mobile construction with vinyl exterior; Metal roof; Conventional foundation; Built as a model: No
• Exterior features: Covered deck; Corner lot and interior lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating
• Interior features: One living area; Study; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: crime F, amenities F, commute 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.
• Zoned schools: Kingston Es (math 33% / reading 32%, grade F, #210 of 845 statewide, top 25%, 620 students, 0% FRL); Kingston Hs (math 22% / reading 27%, grade F, #150 of 447 statewide, top 48%, 362 students, 0% FRL) — zoned schools average 0% FRL vs 76% district-wide (76 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 42 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k 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 $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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: 1.01% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 8.2

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: 29.8%
• Equity multiple: 3.35×
• Total profit: $148,021
• Equity at exit: $202,698

10-year hold

• IRR: 25.9%
• Equity multiple: 7.60×
• Total profit: $415,697
• Equity at exit: $437,126

Cash invested: $63,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,283 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $401

Break-even live

Break-even rent $1,775

Max offer price $225,000

Occupancy floor 77%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-19
   days on market $225,000 Active 133 DOM
2. 2026-06-18
   days on market $225,000 Active 132 DOM
3. 2026-06-17
   days on market $225,000 Active 131 DOM
4. 2026-06-16
   days on market $225,000 Active 130 DOM
5. 2026-06-15
   days on market $225,000 Active 129 DOM
6. 2026-06-14
   days on market $225,000 Active 127 DOM
7. 2026-06-13
   days on market $225,000 Active 126 DOM
8. 2026-06-10
   days on market $225,000 Active 124 DOM
9. 2026-06-09
   days on market $225,000 Active 123 DOM
10. 2026-06-08
    days on market $225,000 Active 122 DOM
11. 2026-06-07
    days on market $225,000 Active 121 DOM
12. 2026-06-05
    days on market $225,000 Active 118 DOM
13. 2026-06-02
    days on market $225,000 Active 116 DOM
14. 2026-06-01
    days on market $225,000 Active 115 DOM
15. 2026-05-31
    days on market $225,000 Active 114 DOM
16. 2026-05-30
    days on market $225,000 Active 113 DOM
17. 2026-02-06
    listed $225,000 Active
18. 2025-09-09
    historical
19. 2025-06-02
    price $223,900
20. 2025-03-10
    listed $225,000 Active
21. 2022-09-20
    status Pending 736-char remark

    Show marketing remark (736 chars)

    FULLY FURNISHED HOME BUILT IN 2005!! 3 bedroom, 2 bath home with a huge workshop and front covered deck just minutes from Lake Texoma, a beach area and boat dock. This home offers an open floor plan and two oversized bedrooms, with the third being standard size. Plus a nestled desk and large laundry room. The home has had many updates in the last year. New laminate wood flooring in the main living areas and bedrooms, kitchen appliances and backsplash, handicapped-accessible shower in the primary bathroom, fresh paint, wood fencing, tan colored gravel, RV parking with a 30/50 amp outlet and the outstanding front composite/wood deck with cover and ramps for convenient access just to name a few. Don't Miss this one of kind home.

22. 2022-08-29
    soldstatus $210,000
23. 2022-08-26
    soldstatus $210,000 Closed 736-char remark

    Show marketing remark (736 chars)

    FULLY FURNISHED HOME BUILT IN 2005!! 3 bedroom, 2 bath home with a huge workshop and front covered deck just minutes from Lake Texoma, a beach area and boat dock. This home offers an open floor plan and two oversized bedrooms, with the third being standard size. Plus a nestled desk and large laundry room. The home has had many updates in the last year. New laminate wood flooring in the main living areas and bedrooms, kitchen appliances and backsplash, handicapped-accessible shower in the primary bathroom, fresh paint, wood fencing, tan colored gravel, RV parking with a 30/50 amp outlet and the outstanding front composite/wood deck with cover and ramps for convenient access just to name a few. Don't Miss this one of kind home.

24. 2022-08-02
    status Pending 736-char remark

    Show marketing remark (736 chars)

    FULLY FURNISHED HOME BUILT IN 2005!! 3 bedroom, 2 bath home with a huge workshop and front covered deck just minutes from Lake Texoma, a beach area and boat dock. This home offers an open floor plan and two oversized bedrooms, with the third being standard size. Plus a nestled desk and large laundry room. The home has had many updates in the last year. New laminate wood flooring in the main living areas and bedrooms, kitchen appliances and backsplash, handicapped-accessible shower in the primary bathroom, fresh paint, wood fencing, tan colored gravel, RV parking with a 30/50 amp outlet and the outstanding front composite/wood deck with cover and ramps for convenient access just to name a few. Don't Miss this one of kind home.

25. 2022-07-28
    price $225,000 736-char remark

    Show marketing remark (736 chars)

    FULLY FURNISHED HOME BUILT IN 2005!! 3 bedroom, 2 bath home with a huge workshop and front covered deck just minutes from Lake Texoma, a beach area and boat dock. This home offers an open floor plan and two oversized bedrooms, with the third being standard size. Plus a nestled desk and large laundry room. The home has had many updates in the last year. New laminate wood flooring in the main living areas and bedrooms, kitchen appliances and backsplash, handicapped-accessible shower in the primary bathroom, fresh paint, wood fencing, tan colored gravel, RV parking with a 30/50 amp outlet and the outstanding front composite/wood deck with cover and ramps for convenient access just to name a few. Don't Miss this one of kind home.

26. 2022-07-10
    price $249,000 736-char remark

    Show marketing remark (736 chars)

    FULLY FURNISHED HOME BUILT IN 2005!! 3 bedroom, 2 bath home with a huge workshop and front covered deck just minutes from Lake Texoma, a beach area and boat dock. This home offers an open floor plan and two oversized bedrooms, with the third being standard size. Plus a nestled desk and large laundry room. The home has had many updates in the last year. New laminate wood flooring in the main living areas and bedrooms, kitchen appliances and backsplash, handicapped-accessible shower in the primary bathroom, fresh paint, wood fencing, tan colored gravel, RV parking with a 30/50 amp outlet and the outstanding front composite/wood deck with cover and ramps for convenient access just to name a few. Don't Miss this one of kind home.

27. 2022-06-03
    price $259,000 736-char remark

    Show marketing remark (736 chars)

    FULLY FURNISHED HOME BUILT IN 2005!! 3 bedroom, 2 bath home with a huge workshop and front covered deck just minutes from Lake Texoma, a beach area and boat dock. This home offers an open floor plan and two oversized bedrooms, with the third being standard size. Plus a nestled desk and large laundry room. The home has had many updates in the last year. New laminate wood flooring in the main living areas and bedrooms, kitchen appliances and backsplash, handicapped-accessible shower in the primary bathroom, fresh paint, wood fencing, tan colored gravel, RV parking with a 30/50 amp outlet and the outstanding front composite/wood deck with cover and ramps for convenient access just to name a few. Don't Miss this one of kind home.

28. 2022-03-10
    listed $275,000 Active 736-char remark

    Show marketing remark (736 chars)

    FULLY FURNISHED HOME BUILT IN 2005!! 3 bedroom, 2 bath home with a huge workshop and front covered deck just minutes from Lake Texoma, a beach area and boat dock. This home offers an open floor plan and two oversized bedrooms, with the third being standard size. Plus a nestled desk and large laundry room. The home has had many updates in the last year. New laminate wood flooring in the main living areas and bedrooms, kitchen appliances and backsplash, handicapped-accessible shower in the primary bathroom, fresh paint, wood fencing, tan colored gravel, RV parking with a 30/50 amp outlet and the outstanding front composite/wood deck with cover and ramps for convenient access just to name a few. Don't Miss this one of kind home.

29. 2020-09-04
    soldstatus $95,000
30. 2020-09-02
    soldstatus $95,000
31. 2020-06-05
    listed $95,000
32. 2020-03-30
    historical
33. 2019-09-30
    listed $95,000
34. 2019-07-31
    historical
35. 2019-01-31
    listed $95,000
36. 2018-11-25
    historical
37. 2018-05-25
    listed $105,000

ⓘ 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: $1,547 · $129/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$2,570/yr (+$214/mo · 166.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 22 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: $27,396
• − Mortgage interest: −$12,603
• − Property taxes: −$1,547
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − Depreciation: −$6,545
• Taxable income: $1,192
• Est. tax owed @ 24.0%: −$286
• After-tax cash flow: $4,526/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

+114.3% since first listed

21 events — show timeline

• 2026-02-06 Listed $225,000 MLSOK
• 2025-09-09 Listing Removed — MLSOK
• 2025-06-02 Price Changed $223,900 MLSOK
• 2025-03-10 Listed $225,000 MLSOK
• 2022-09-20 Pending — MLSOK
• 2022-08-29 Sold (Public Records) $210,000 Public Records
• 2022-08-26 Sold (MLS) $210,000 MLSOK
• 2022-08-02 Pending — MLSOK
• 2022-07-28 Price Changed $225,000 MLSOK
• 2022-07-10 Price Changed $249,000 MLSOK
• 2022-06-03 Price Changed $259,000 MLSOK
• 2022-03-10 Listed $275,000 MLSOK
• 2020-09-04 Sold (Public Records) $95,000 Public Records
• 2020-09-02 Sold (MLS) $95,000 MLS Technology, Inc.
• 2020-06-05 Listed $95,000 MLS Technology, Inc.
• 2020-03-30 Listing Removed — MLS Technology, Inc.
• 2019-09-30 Listed $95,000 MLS Technology, Inc.
• 2019-07-31 Listing Removed — MLS Technology, Inc.
• 2019-01-31 Listed $95,000 MLS Technology, Inc.
• 2018-11-25 Listing Removed — MLS Technology, Inc.
• 2018-05-25 Listed $105,000 MLS Technology, Inc.

Property tax history

+16.5%/yr

Latest (2025): $1,547 · +0.7% YoY. Source: county tax records.