14115 Whispering Mdws · Sherwood Shores, TX 73439

$249,000

4 bd · 2.0 ba · 2,356 sqft · Manufactured public records · 153 Days on market

Built 2005 0.64 ac 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 +19.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.1/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This Beautiful Spacious Home with a 30x40 Insulated shop is LESS than 1 mile from the Boat dock and The Anchor, where you will find great food and Entertainment. This Beauty is Situated in the Buncombe Creek Community at Beautiful Lake Texoma. Very conveniently located on a quiet cul-de-sac in Twin Ponds golf cart community, you can Hop on your golf cart and go to the beaches, Marina or Restaurant. Upon entering, you are greeted with a Large open living room with a nice flow into the dining area. Adjacent to the living area is a breakfast bar that enhances the home’s entertainment potential. The family kitchen is well appointed with plenty of counter space & lots of cabinets pr

Key facts

• Quiet cul-de-sac
• Golf cart community
• Ensuite bathroom

Tags

• 30X40 INSULATED SHOP
• QUIET CUL-DE-SAC
• GOLF CART COMMUNITY
• BREAKFAST BAR
• ENSUITE BATHROOM
• GARDEN TUB

Property features AI

Finance

• Other: Located less than 1 mile to Texoma Lake with boat dock/slip, lake and river access

Exterior

• Parking: Detached garage with workshop and storage; 3-car garage
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Water available (rural); Septic tank; Satellite internet available
• Home design: Manufactured double-wide home; Single-story; Faces north; Tie-down foundation
• Construction: Wood siding; Asphalt/fiberglass roof; Built as a manufactured home
• Exterior features: Deck; Porch; Gravel driveway; Landscaping; Satellite dish; Storage; Workshop

Interior

• Kitchen: Country-style eat-in kitchen; Built-in range; Built-in oven; Oven; Range; Dishwasher; Refrigerator; Icemaker / plumbed for icemaker; Electric water heater; Electric oven/range connections
• Bedrooms: Four bedrooms with walk-in closets; Primary bedroom with private bath and walk-in closet
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms; Hall bath with bathtub
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High ceilings; Laminate counters; Ceiling fan(s); Programmable thermostat; Accessible doors; Storm door(s); Aluminum frame windows
• Laundry & utility: Utility room (first level); Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/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 $226k (9.1% below list).
• Recommended offer: $219k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.9% 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 Ms (math 23% / reading 34%, grade F, #57 of 345 statewide, top 18%, 286 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 $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $59k; list at $249k implies a 322% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $219,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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: 0.91% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 9.2

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: 27.9%
• Equity multiple: 3.21×
• Total profit: $154,320
• Equity at exit: $224,319

10-year hold

• IRR: 24.3%
• Equity multiple: 7.30×
• Total profit: $439,442
• Equity at exit: $483,752

Cash invested: $69,720 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,264 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$84 /mo · $1,007/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $295

Break-even live

Break-even rent $1,890

Max offer price $249,000

Occupancy floor 82%

Sensitivity live

Price	-10% $436	-5% $366	+0% $295	+5% $225	+10% $154
Rent	-10% $117	-5% $206	+0% $295	+5% $385	+10% $474
Rate	-1.0pp $421	-0.5pp $359	base $295	+0.5pp $231	+1.0pp $165

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $249,000 Active 153 DOM
2. 2026-06-18
   days on market $249,000 Active 152 DOM
3. 2026-06-17
   days on market $249,000 Active 151 DOM
4. 2026-06-16
   days on market $249,000 Active 150 DOM
5. 2026-06-15
   days on market $249,000 Active 149 DOM
6. 2026-06-14
   days on market $249,000 Active 147 DOM
7. 2026-06-13
   days on market $249,000 Active 146 DOM
8. 2026-06-10
   days on market $249,000 Active 144 DOM
9. 2026-06-09
   days on market $249,000 Active 143 DOM
10. 2026-06-08
    days on market $249,000 Active 142 DOM
11. 2026-06-07
    days on market $249,000 Active 141 DOM
12. 2026-06-05
    days on market $249,000 Active 138 DOM
13. 2026-06-02
    days on market $249,000 Active 136 DOM
14. 2026-06-01
    days on market $249,000 Active 135 DOM
15. 2026-05-31
    days on market $249,000 Active 134 DOM
16. 2026-05-30
    days on market $249,000 Active 133 DOM
17. 2026-05-06
    price $249,000
18. 2026-04-28
    price $254,900
19. 2026-01-14
    listed $259,000 Active
20. 2026-01-06
    historical
21. 2025-09-27
    listed $273,900 Active
22. 2025-09-24
    historical
23. 2025-07-01
    price $275,000
24. 2025-03-24
    listed $289,000 Active
25. 2018-04-23
    soldstatus $59,000
26. 2014-02-28
    soldstatus $81,500
27. 2014-02-28
    soldstatus $81,000
28. 2013-05-24
    listed $89,000
29. 2007-09-27
    soldstatus $24,000
30. 2006-08-13
    soldstatus $16,900

ⓘ 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: $1,007 · $84/mo
• Projected year-2 tax: $4,557 · $380/mo
• Expected delta: +$3,550/yr (+$296/mo · 352.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 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: $27,172
• − Mortgage interest: −$13,948
• − Property taxes: −$1,007
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − Depreciation: −$7,244
• Taxable loss: −$619
• Est. tax savings @ 24.0%: +$149
• After-tax cash flow: $3,693/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

+1373.4% since first listed

14 events — show timeline

• 2026-05-06 Price Changed $249,000 MLS Technology, Inc.
• 2026-04-28 Price Changed $254,900 MLS Technology, Inc.
• 2026-01-14 Listed $259,000 MLS Technology, Inc.
• 2026-01-06 Listing Removed — MLS Technology, Inc.
• 2025-09-27 Listed $273,900 MLS Technology, Inc.
• 2025-09-24 Listing Removed — MLS Technology, Inc.
• 2025-07-01 Price Changed $275,000 MLS Technology, Inc.
• 2025-03-24 Listed $289,000 MLS Technology, Inc.
• 2018-04-23 Sold (Public Records) $59,000 Public Records
• 2014-02-28 Sold (Public Records) $81,000 Public Records
• 2014-02-28 Sold (MLS) $81,500 MLS Technology, Inc.
• 2013-05-24 Listed $89,000 MLS Technology, Inc.
• 2007-09-27 Sold (Public Records) $24,000 Public Records
• 2006-08-13 Sold (Public Records) $16,900 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,007 · +4.2% YoY. Source: county tax records.