5112 Oakwood · Preston, TX 73439

$215,000

1 bd · 1.0 ba · 798 sqft · SingleFamily public records · 14 Days on market

Built 1970 5,014 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 +15.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Lake Texoma Gem – Fully Furnished & Income Producing! Turn Key! Bring your bathing suits and flip flops! Don't miss this adorable, move-in-ready cabin near Lake Texoma! Packed with updates, this charming property features a durable metal roof, new energy-efficient windows, updated countertops, stylish tile flooring, and an oversized two-car garage with additional covered parking. Enjoy outdoor living on the covered patio, perfect for relaxing after a day on the lake. Located less than half a mile from one of Lake Texoma's beautiful sandy beaches, you'll have easy access to swimming, boating, fishing, and waterfront fun. The best part? This property is currently income-producin

Key facts

• Metal roof
• Tile flooring
• Updated countertops

Tags

• METAL ROOF
• NEW WINDOWS
• TILE FLOORING
• UPDATED COUNTERTOPS
• OVERSIZED 2-CAR GARAGE
• ADDITIONAL COVERED PARKING

Property features AI

Finance

• HOA & community: Gutter(s) noted as a community feature

Exterior

• Parking: Detached 2-car garage; Carport; Garage faces side; Storage and shelving in garage/carport
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Satellite internet available; Septic tank; Rural water
• Home design: Single-story home; Faces north; Corner lot; Beach/lake/river access to Texoma Lake (less than 1 mile)
• Construction: Built per public records; HardiPlank siding with wood frame construction; Metal roof; Slab foundation
• Exterior features: Concrete driveway; Lighting; Rain gutters; Covered patio/porch

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Three first-floor bedrooms; Primary bedroom includes a private bath
• Flooring: Tile flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Window cooling unit(s)
• Interior features: Vinyl insulated windows; Quartz and stone counters; Electric oven/range connections; Wood burning stove fireplace; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $182k (15.6% below list).
• Recommended offer: $182k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 $23k of equity ($1k 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 $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,561 (15.6% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 9.9

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: 25.5%
• Equity multiple: 3.03×
• Total profit: $122,490
• Equity at exit: $193,689

10-year hold

• IRR: 22.4%
• Equity multiple: 6.92×
• Total profit: $356,312
• Equity at exit: $417,698

Cash invested: $60,200 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,816 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $86

Break-even live

Break-even rent $1,707

Max offer price $215,000

Occupancy floor 90%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $215,000 Active 14 DOM
2. 2026-06-18
   days on market $215,000 Active 13 DOM
3. 2026-06-17
   days on market $215,000 Active 12 DOM
4. 2026-06-16
   days on market $215,000 Active 11 DOM
5. 2026-06-15
   days on market $215,000 Active 10 DOM
6. 2026-06-14
   days on market $215,000 Active 8 DOM
7. 2026-06-13
   days on market $215,000 Active 7 DOM
8. 2026-06-10
   days on market $215,000 Active 5 DOM
9. 2026-06-09
   days on market $215,000 Active 4 DOM
10. 2026-06-08
    days on market $215,000 Active 3 DOM
11. 2026-06-07
    remarks 689-char remark
12. 2026-06-07
    listed $215,000 Active 2 DOM

ⓘ 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: $1,580 · $132/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$2,354/yr (+$196/mo · 149.0%)

ⓘ 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 · 20 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: $21,787
• − Mortgage interest: −$12,043
• − Property taxes: −$1,580
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$6,255
• Taxable loss: −$2,652
• Est. tax savings @ 24.0%: +$636
• After-tax cash flow: $1,664/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

+141.6% since first listed

20 events — show timeline

• 2026-06-05 Listed $215,000 MLS Technology, Inc.
• 2026-05-17 Listing Removed — MLS Technology, Inc.
• 2026-05-09 Price Changed $208,000 MLS Technology, Inc.
• 2026-04-13 Price Changed $210,000 MLS Technology, Inc.
• 2026-04-01 Price Changed $215,000 MLS Technology, Inc.
• 2025-11-21 Listed $220,000 MLS Technology, Inc.
• 2025-11-17 Listing Removed — MLS Technology, Inc.
• 2025-09-18 Price Changed $220,000 MLS Technology, Inc.
• 2025-07-25 Price Changed $225,000 MLS Technology, Inc.
• 2025-07-13 Price Changed $240,000 MLS Technology, Inc.
• 2025-06-02 Listed $250,000 MLS Technology, Inc.
• 2024-06-29 Listing Removed — MLS Technology, Inc.
• 2024-06-26 Listed $250,000 MLS Technology, Inc.
• 2023-08-17 Sold (Public Records) $199,000 Public Records
• 2023-08-17 Sold (MLS) $199,000 MLS Technology, Inc.
• 2023-07-30 Pending — MLS Technology, Inc.
• 2023-07-21 Sold (Public Records) $285,000 Public Records
• 2023-07-21 Listed $199,000 MLS Technology, Inc.
• 2018-12-13 Sold (MLS) $69,000 MLS Technology, Inc.
• 2018-07-07 Listed $89,000 MLS Technology, Inc.

Property tax history

+20.1%/yr

Latest (2025): $1,580 · -0.6% YoY. Source: county tax records.