36 Atlantic St · Preston, TX 75076

$74,990

2 bd · 2.0 ba · 980 sqft · Manufactured public records · 60 Days on market

Built 1981 $58/mo HOA · 4% of rent ↓ 31% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Lake Retreat at Lake Texoma. Welcome to your perfect weekend getaway or full-time lake home! This well-maintained 2-bedroom, 2-bathroom property is nestled in the friendly VFW community on Lake Texoma, offering a relaxed lifestyle just steps away from the water. Enjoy the comfort of a cozy interior, ideal for simple living or entertaining friends after a day on the lake. The open living space flows into a functional kitchen and dining area, while both bedrooms offer privacy and convenience with two full baths. Step outside and find two storage sheds for all your lake gear, tools, or hobby equipment. The dedicated driveway and additional parking space makes room for guests, boats, or trailers—perfect for those who love to entertain or explore the lake. Located in a sought-after area with access to VFW amenities and the tranquil beauty of Lake Texoma, this home is a rare find at an affordable price. Don’t miss the chance to own your slice of lake life in Pottsboro! Buyer must be eligible to be a member of the VFW. Land is not included in sale, it is leased through the VFW.

Key facts

• Dedicated driveway
• Two storage sheds
• Built 1981

Tags

• TWO STORAGE SHEDS
• DEDICATED DRIVEWAY
• ADDITIONAL PARKING SPACE
• ACCESS TO VFW AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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.
• Pottsboro ISD (suburban): math 39% / reading 48% proficiency, ranked #288 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 294 active listings in the ZIP; solid renter incomes; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,740 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.85% ✓
• Cap rate: 15.79%
• Cash-on-cash: 33.93%
• DSCR: 2.51
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 2.22×
• Total profit: $25,670
• Equity at exit: $11,181

10-year hold

• IRR: 36.6%
• Equity multiple: 4.39×
• Total profit: $71,087
• Equity at exit: $6,484

Cash invested: $20,997 (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 75076

• Home prices YoY: -17.3%
• Active inventory: 294
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$21 /mo · $249/yr
• Insurance: −$31
• HOA: −$58
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $594

Break-even live

Break-even rent $637

Max offer price $74,990

Occupancy floor 52%

Sensitivity live

Price	-10% $636	-5% $615	+0% $594	+5% $572	+10% $551
Rent	-10% $484	-5% $539	+0% $594	+5% $648	+10% $703
Rate	-1.0pp $631	-0.5pp $613	base $594	+0.5pp $574	+1.0pp $554

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: $18,748
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: water

Listing history 25 events

1. 2026-06-21
   days on market $74,990 Active 60 DOM
2. 2026-06-19
   days on market $74,990 Active 58 DOM
3. 2026-06-18
   days on market $74,990 Active 57 DOM
4. 2026-06-17
   days on market $74,990 Active 56 DOM
5. 2026-06-16
   days on market $74,990 Active 55 DOM
6. 2026-06-15
   days on market $74,990 Active 54 DOM
7. 2026-06-14
   days on market $74,990 Active 52 DOM
8. 2026-06-13
   days on market $74,990 Active 51 DOM
9. 2026-06-10
   days on market $74,990 Active 49 DOM
10. 2026-06-09
    days on market $74,990 Active 48 DOM
11. 2026-06-08
    days on market $74,990 Active 47 DOM
12. 2026-06-07
    days on market $74,990 Active 46 DOM
13. 2026-06-03
    days on market $74,990 Active 42 DOM
14. 2026-06-02
    days on market $74,990 Active 41 DOM
15. 2026-06-01
    days on market $74,990 Active 40 DOM
16. 2026-05-31
    days on market $74,990 Active 39 DOM
17. 2026-05-30
    days on market $74,990 Active 38 DOM
18. 2026-04-22
    listed $89,000 Active 1108-char remark

    Show marketing remark (1108 chars)

    Charming Lake Retreat at Lake Texoma. Welcome to your perfect weekend getaway or full-time lake home! This well-maintained 2-bedroom, 2-bathroom property is nestled in the friendly VFW community on Lake Texoma, offering a relaxed lifestyle just steps away from the water. Enjoy the comfort of a cozy interior, ideal for simple living or entertaining friends after a day on the lake. The open living space flows into a functional kitchen and dining area, while both bedrooms offer privacy and convenience with two full baths. Step outside and find two storage sheds for all your lake gear, tools, or hobby equipment. The dedicated driveway and additional parking space makes room for guests, boats, or trailers—perfect for those who love to entertain or explore the lake. Located in a sought-after area with access to VFW amenities and the tranquil beauty of Lake Texoma, this home is a rare find at an affordable price. Don’t miss the chance to own your slice of lake life in Pottsboro! Buyer must be eligible to be a member of the VFW. Land is not included in sale, it is leased through the VFW.

19. 2026-02-27
    historical
20. 2025-07-04
    price $89,000
21. 2025-05-21
    listed $107,000 Active
22. 2024-04-08
    historical
23. 2024-02-01
    listed $129,900 Active
24. 2023-12-31
    historical
25. 2023-01-05
    listed $129,900 Active

ⓘ 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: $249 · $21/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$1,124/yr (+$94/mo · 451.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,661
• − Mortgage interest: −$4,201
• − Property taxes: −$249
• − Insurance: −$375
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − HOA: −$696
• − Depreciation: −$2,182
• Taxable income: $6,294
• Est. tax owed @ 24.0%: −$1,511
• After-tax cash flow: $5,613/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: Pottsboro ISD
• NCES district ID: 4835580
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $50,811
• Composite: 37.44/100
• National rank: #4414
• State rank: #288 of 826 in TX

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

• Census place: Preston, TX
• County: Grayson County · 108,053 people
• Metro: Sherman-Denison, TX
• Population (ZIP): 7,989
• Household income: $76,919
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 169.0

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 134,540 people
• By 2030: 138,653 · +3.1%
• By 2040: 145,958 · +8.5%
• By 2050: 151,218 · +12.4%
• By 2075: 161,802 · +20.3%
• By 2100: 159,036 · +18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 3% Asian 1% Native American 1%
• Common ancestry: Serbian 2% Scottish 2% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+54.3) · D 22.5% · R 76.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -37.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.9 2016: R+53.1 2012: R+48.0 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.29%
• Current HPI: 244.52
• Rent YoY: —
• Metro: Sherman-Denison, TX
• 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

-31.5% since first listed

8 events — show timeline

• 2026-04-22 Listed $89,000 NTREIS
• 2026-02-27 Listing Removed — NTREIS
• 2025-07-04 Price Changed $89,000 NTREIS
• 2025-05-21 Listed $107,000 NTREIS
• 2024-04-08 Listing Removed — NTREIS
• 2024-02-01 Listed $129,900 NTREIS
• 2023-12-31 Listing Removed — NTREIS
• 2023-01-05 Listed $129,900 NTREIS

Property tax history

-4.6%/yr

Latest (2025): $249 · +1.0% YoY. Source: county tax records.