3923 E-z St · Sherwood Shores, TX 73439

$199,900

3 bd · 2.0 ba · 1,709 sqft · Manufactured public records · 99 Days on market

Built 1982 9,583 sqft 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 +24.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Here is a great lake home in Buncombe Creek. Drive up to a large deck with plenty of room for entertaining. A fenced yard and a shop. It has a handicap ramp up to the deck. It is a single wide mobile home with 2 bedrooms and 2 bathrooms. It is within walking distance to the lake. Close to all that the Buncombe Creek area has to offer - boat ramp, store, and Twisted Anchor Grill and Patio. Fantastic, well-established neighborhood. Large kitchen and dining area with a wood burning fireplace. Lot of built-ins, pantry space and storage. All appliances and some of the furniture will stay with this one.

Key facts

• Large deck
• Fenced yard
• Lake home

Tags

• LAKE HOME
• LARGE DECK
• FENCED YARD
• WALKING DISTANCE TO THE LAKE
• BOAT RAMP
• WELL-ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Detached 2-car garage; Boat parking; RV access/parking; Workshop and shelving in garage
• Security: Smoke detector(s); No safety shelter
• Utilities: Electricity available; Phone available; Water available (rural); Septic tank
• Home design: Manufactured single-wide home; 2 stories; Faces east; Crawlspace/permanent foundation with tie downs
• Construction: HardiPlank-type exterior; Asphalt/fiberglass roof
• Exterior features: Covered patio/porch/deck; Deck; Patio; Porch; Satellite dish; Chain link fencing; Cul-de-sac lot with mature trees

Interior

• Kitchen: Microwave; Oven; Range; Stove; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Aluminum frame windows; Laminate counters; Ceiling fan(s); Electric oven and range connections; Handicap access; Low-threshold shower, accessible approach with ramp, and accessible doors
• Laundry & utility: Washer hookup; Electric dryer hookup; Dryer; Washer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $58k; list at $200k implies a 242% 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 $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.15% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.22%
• DSCR: 1.41
• GRM: 7.3

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: 31.0%
• Equity multiple: 3.44×
• Total profit: $136,298
• Equity at exit: $180,086

10-year hold

• IRR: 26.8%
• Equity multiple: 7.79×
• Total profit: $379,903
• Equity at exit: $388,362

Cash invested: $55,972 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,293 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $430

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 76%

Sensitivity live

Price	-10% $568	-5% $499	+0% $430	+5% $361	+10% $292
Rent	-10% $249	-5% $340	+0% $430	+5% $521	+10% $611
Rate	-1.0pp $531	-0.5pp $481	base $430	+0.5pp $378	+1.0pp $326

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $199,900 Active 99 DOM
2. 2026-06-19
   days on market $199,900 Active 97 DOM
3. 2026-06-18
   days on market $199,900 Active 96 DOM
4. 2026-06-17
   days on market $199,900 Active 95 DOM
5. 2026-06-16
   days on market $199,900 Active 94 DOM
6. 2026-06-15
   days on market $199,900 Active 93 DOM
7. 2026-06-14
   days on market $199,900 Active 91 DOM
8. 2026-06-13
   days on market $199,900 Active 90 DOM
9. 2026-06-10
   days on market $199,900 Active 88 DOM
10. 2026-06-09
    days on market $199,900 Active 87 DOM
11. 2026-06-08
    days on market $199,900 Active 86 DOM
12. 2026-06-07
    days on market $199,900 Active 85 DOM
13. 2026-06-05
    days on market $199,900 Active 82 DOM
14. 2026-06-02
    days on market $199,900 Active 80 DOM
15. 2026-06-01
    days on market $199,900 Active 79 DOM
16. 2026-05-31
    days on market $199,900 Active 78 DOM
17. 2026-05-30
    days on market $199,900 Active 77 DOM
18. 2026-03-14
    listed $199,900 Active
19. 2026-02-05
    historical
20. 2025-08-06
    listed $199,000 Active
21. 2025-08-05
    historical
22. 2025-05-28
    status Active
23. 2025-05-13
    status Pending
24. 2025-03-31
    price $199,900
25. 2025-02-06
    listed $245,000 Active
26. 2024-12-15
    historical
27. 2024-08-04
    price $244,000
28. 2024-06-15
    listed $249,000 Active
29. 1993-04-23
    soldstatus $58,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥110°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: $27,517
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − Depreciation: −$5,815
• Taxable income: $2,104
• Est. tax owed @ 24.0%: −$505
• After-tax cash flow: $4,656/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

+241.7% since first listed

12 events — show timeline

• 2026-03-14 Listed $199,900 MLS Technology, Inc.
• 2026-02-05 Listing Removed — MLS Technology, Inc.
• 2025-08-06 Listed $199,000 MLS Technology, Inc.
• 2025-08-05 Listing Removed — MLS Technology, Inc.
• 2025-05-28 Relisted — MLS Technology, Inc.
• 2025-05-13 Pending — MLS Technology, Inc.
• 2025-03-31 Price Changed $199,900 MLS Technology, Inc.
• 2025-02-06 Listed $245,000 MLS Technology, Inc.
• 2024-12-15 Listing Removed — MLS Technology, Inc.
• 2024-08-04 Price Changed $244,000 MLS Technology, Inc.
• 2024-06-15 Listed $249,000 MLS Technology, Inc.
• 1993-04-23 Sold (Public Records) $58,500 Public Records

Property tax history

-1.1%/yr

Latest (2025): $230 · +0.9% YoY. Source: county tax records.