6109 Shadyside Ln · Texarkana, TX 75503

$249,900

4 bd · 2.5 ba · 2,665 sqft · SingleFamily public records · 141 Days on market

Built 1982 0.29 ac lot $94/sqft · 12% below area Est $286k · 12% under ↓ 7% since listing

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Why this score? — see what drove the D 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).

• ARV discount +13.1/15.0
• Cash flow +7.9/30.0
• Schools +5.6/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1982 Fixer Upper Traditional Home. .. 4 Bedrooms 2 Full Baths and 1/2 Bath. This Home was consistently a rental for numerous years. It has adequate square footage with Great Curb Appeal. Entry Way leads into Formal Living then pass thru Formal Dining Room to Galley Kitchen. Kitchen has Granite Counter Tops and Tiled Backsplash, Dishwasher, Cooktop, Built in Oven & Disposal. Laundry Room is Spacious & includes 1/2 Bath. Large Family Room with Fireplace. All Bedrooms are Good Sized. Long Driveway and Walkway. Needs some repairs and updates. Selling As Is.

Key facts

• Large family room
• Tiled backsplash
• Long driveway

Tags

• GRANITE COUNTER TOPS
• TILED BACKSPLASH
• SPACIOUS LAUNDRY ROOM
• LARGE FAMILY ROOM
• FIREPLACE
• LONG DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (14.3% below list).
• Recommended offer: $203k (18.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 77/100 on livability (#93 in TX, #3,241 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, schools D, crime D.
• Pleasant Grove ISD (urban): math 63% / reading 65% proficiency, ranked #30 of 826 in TX (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 298 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).
• This rent runs 36% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,817 (18.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.57%
• DSCR: 0.80
• GRM: 9.7

CMA / ARV

• ARV (median comp): $285,529
• List price: $249,900
• Delta: -12.48%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6005 Stoneridge Dr	0.16mi	3/3.0 (-1)	2,788 (+5%)	3mo	$420,000	$151	75
3108 Crestridge Dr	0.65mi	3/2.0 (-1)	2,346 (-12%)	4mo	$212,000	$90	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -23.9%
• Equity multiple: 0.18×
• Total profit: $-57,295
• Equity at exit: $37,261

10-year hold

• IRR: -18.8%
• Equity multiple: -0.02×
• Total profit: $-71,040
• Equity at exit: $21,607

Cash invested: $69,972 (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 75503

• Home prices YoY: -21.0%
• Active inventory: 298
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,142 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$544 /mo · $6,530/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-267

Break-even live

Break-even rent $2,479

Max offer price $202,817

Occupancy floor —

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Sidney Dr Texarkana, TX	3.0	2.0	1951	$1,950	$1.00	43d	1	0.52mi
3808 Moores Ln Texarkana, TX	4.0	2.0	2617	$2,400	$0.92	43d	1	0.52mi
3320 Robin Ln Unit 12 Texarkana, TX	3.0	2.5	2704	$1,599	$0.59	43d	1	0.80mi
7 Fernwood Dr Unit A Texarkana, TX	4.0	2.0	2087	$3,249	$1.56	43d	1	1.25mi
2 Fernwood Dr Unit A Texarkana, TX	4.0	3.5	2041	$2,200	$1.08	43d	1	1.31mi

Listing history 23 events

1. 2026-06-19
   days on market $249,900 Active 141 DOM
2. 2026-06-18
   days on market $249,900 Active 140 DOM
3. 2026-06-17
   days on market $249,900 Active 139 DOM
4. 2026-06-16
   days on market $249,900 Active 138 DOM
5. 2026-06-15
   days on market $249,900 Active 137 DOM
6. 2026-06-14
   days on market $249,900 Active 135 DOM
7. 2026-06-13
   days on market $249,900 Active 134 DOM
8. 2026-06-10
   days on market $249,900 Active 132 DOM
9. 2026-06-09
   days on market $249,900 Active 131 DOM
10. 2026-06-09
    price $249,900 Active 130 DOM
11. 2026-06-08
    days on market $269,900 Active 130 DOM
12. 2026-06-07
    days on market $269,900 Active 129 DOM
13. 2026-06-05
    days on market $269,900 Active 126 DOM
14. 2026-06-03
    days on market $269,900 Active 125 DOM
15. 2026-06-02
    days on market $269,900 Active 124 DOM
16. 2026-06-01
    days on market $269,900 Active 123 DOM
17. 2026-05-31
    days on market $269,900 Active 122 DOM
18. 2026-05-30
    days on market $269,900 Active 121 DOM
19. 2026-05-09
    status Pending 571-char remark

    Show marketing remark (571 chars)

    1982 Fixer Upper Traditional Home. .. 4 Bedrooms 2 Full Baths and 1/2 Bath. This Home was consistently a rental for numerous years. It has adequate square footage with Great Curb Appeal. Entry Way leads into Formal Living then pass thru Formal Dining Room to Galley Kitchen. Kitchen has Granite Counter Tops and Tiled Backsplash, Dishwasher, Cooktop, Built in Oven & Disposal. Laundry Room is Spacious & includes 1/2 Bath. Large Family Room with Fireplace. All Bedrooms are Good Sized. Long Driveway and Walkway. Needs some repairs and updates. Selling As Is.

20. 2026-05-04
    price $269,900 571-char remark

    Show marketing remark (571 chars)

    1982 Fixer Upper Traditional Home. .. 4 Bedrooms 2 Full Baths and 1/2 Bath. This Home was consistently a rental for numerous years. It has adequate square footage with Great Curb Appeal. Entry Way leads into Formal Living then pass thru Formal Dining Room to Galley Kitchen. Kitchen has Granite Counter Tops and Tiled Backsplash, Dishwasher, Cooktop, Built in Oven & Disposal. Laundry Room is Spacious & includes 1/2 Bath. Large Family Room with Fireplace. All Bedrooms are Good Sized. Long Driveway and Walkway. Needs some repairs and updates. Selling As Is.

21. 2026-04-27
    price $279,900 571-char remark

    Show marketing remark (571 chars)

    1982 Fixer Upper Traditional Home. .. 4 Bedrooms 2 Full Baths and 1/2 Bath. This Home was consistently a rental for numerous years. It has adequate square footage with Great Curb Appeal. Entry Way leads into Formal Living then pass thru Formal Dining Room to Galley Kitchen. Kitchen has Granite Counter Tops and Tiled Backsplash, Dishwasher, Cooktop, Built in Oven & Disposal. Laundry Room is Spacious & includes 1/2 Bath. Large Family Room with Fireplace. All Bedrooms are Good Sized. Long Driveway and Walkway. Needs some repairs and updates. Selling As Is.

22. 2026-01-14
    listed $289,900 Active 571-char remark

    Show marketing remark (571 chars)

    1982 Fixer Upper Traditional Home. .. 4 Bedrooms 2 Full Baths and 1/2 Bath. This Home was consistently a rental for numerous years. It has adequate square footage with Great Curb Appeal. Entry Way leads into Formal Living then pass thru Formal Dining Room to Galley Kitchen. Kitchen has Granite Counter Tops and Tiled Backsplash, Dishwasher, Cooktop, Built in Oven & Disposal. Laundry Room is Spacious & includes 1/2 Bath. Large Family Room with Fireplace. All Bedrooms are Good Sized. Long Driveway and Walkway. Needs some repairs and updates. Selling As Is.

23. 1997-03-01
    soldstatus

ⓘ 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: $6,530 · $544/mo
• Projected year-2 tax: $6,530 · $544/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,705
• − Mortgage interest: −$13,998
• − Property taxes: −$6,530
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$7,270
• Taxable loss: −$7,455
• Est. tax savings @ 24.0%: +$1,789
• After-tax cash flow: $-1,409/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: Pleasant Grove ISD
• NCES district ID: 4835130
• Math proficiency: 63% ▲ 3.00%
• Reading proficiency: 65% ▲ 6.00%
• Median HH income: $69,316
• Composite: 56.24/100
• National rank: #1175
• State rank: #30 of 826 in TX

Livability — Texarkana

• Score: 77/100
• State rank: #93
• US rank: #3241

Category grades

Amenities D+ Commute C Cost of living A+ Crime D Employment D Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Texarkana, TX
• County: Bowie County · 61,238 people
• City population: 61,238
• Metro: Texarkana, TX-AR
• Population (ZIP): 26,372
• Household income: $72,159
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 773.0

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Hispanic / Latino 7% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam, South Korea
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.09%
• Current HPI: 181.3052
• Rent YoY: —
• Metro: Texarkana, TX-AR
• 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

-6.9% since first listed

5 events — show timeline

• 2026-05-09 Pending — TBOR
• 2026-05-04 Price Changed $269,900 TBOR
• 2026-04-27 Price Changed $279,900 TBOR
• 2026-01-14 Listed $289,900 TBOR
• 1997-03-01 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $6,530 · +7.6% YoY. Source: county tax records.