5808 Cooks Ln · Texarkana, TX 75503

$252,000

3 bd · 2.5 ba · 1,436 sqft · Land · 157 Days on market

Built 2025 0.35 ac lot $175/sqft · 41% above area Est $179k · 41% over ↓ 10% since listing

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Why this score? — see what drove the F 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 +12.9/30.0
• Schools +5.6/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3105 Bethany Ln in Texarkana, TX — a thoughtfully designed new construction home offering modern finishes, functional living, and timeless style. This 3-bedroom, 2.5-bath residence features an open-concept layout filled with natural light and elevated design touches throughout. Brand-new. Designed to last. Schedule your private showing today.

Key facts

• 0.35 acre lot
• Garage
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $252k.

Deal economics

• At list price, monthly cash flow is $-17 ($-199/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (13.4% below list).
• Recommended offer: $218k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.3% in Texarkana — 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 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; 8 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Recommended offer $218,346 (13.4% 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 157 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $178,915
• List price: $252,000
• Delta: 40.85%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-41,858
• Equity at exit: $37,574

10-year hold

• IRR: -8.6%
• Equity multiple: 0.47×
• Total profit: $-37,675
• Equity at exit: $21,788

Cash invested: $70,560 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$1,322
• Tax est. 1.5%: −$315 /mo · $3,780/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-17

Break-even live

Break-even rent $2,204

Max offer price $249,601

Occupancy floor 96%

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: $63,000
• Closing costs: $7,560
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3008 Brittney Ln Texarkana, TX	3.0	2.0	1566	$1,895	$1.21	44d	1	0.15mi
3113 Clear Creek Dr Texarkana, TX	2.0	2.0	1015	$1,050	$1.03	44d	1	0.34mi
3514 Skyline Blvd Texarkana, TX	3.0	2.0	1635	$4,000	$2.45	44d	1	0.35mi
3516 Skyline Blvd Texarkana, TX	3.0	2.0	1635	$4,000	$2.45	44d	1	0.35mi
6 Fernwood Dr Unit B Texarkana, TX	3.0	2.5	1691	$1,695	$1.00	44d	1	0.78mi
3515 Arista Blvd Texarkana, TX	1.0–3.0	1.0–2.0	1130	$1,600	$1.42	44d	27	1.10mi
3478 Brooke Pl Unit 3427 Texarkana, TX	3.0	2.5	1440	$1,600	$1.11	44d	1	1.11mi
5911 Richmond Rd Texarkana, TX	1.0–3.0	1.0–2.0	1049	$2,000	$1.91	44d	14	1.36mi

Listing history 20 events

1. 2026-06-19
   days on market $252,000 Active 157 DOM
2. 2026-06-18
   days on market $252,000 Active 156 DOM
3. 2026-06-17
   days on market $252,000 Active 155 DOM
4. 2026-06-16
   days on market $252,000 Active 154 DOM
5. 2026-06-15
   days on market $252,000 Active 153 DOM
6. 2026-06-14
   days on market $252,000 Active 151 DOM
7. 2026-06-13
   days on market $252,000 Active 150 DOM
8. 2026-06-10
   days on market $252,000 Active 148 DOM
9. 2026-06-09
   days on market $252,000 Active 147 DOM
10. 2026-06-08
    days on market $252,000 Active 146 DOM
11. 2026-06-07
    days on market $252,000 Active 145 DOM
12. 2026-06-05
    days on market $252,000 Active 142 DOM
13. 2026-06-03
    days on market $252,000 Active 141 DOM
14. 2026-06-02
    days on market $252,000 Active 140 DOM
15. 2026-06-01
    days on market $252,000 Active 139 DOM
16. 2026-05-31
    days on market $252,000 Active 138 DOM
17. 2026-05-30
    days on market $252,000 Active 137 DOM
18. 2026-04-23
    price $252,000 361-char remark

    Show marketing remark (361 chars)

    Welcome to 3105 Bethany Ln in Texarkana, TX — a thoughtfully designed new construction home offering modern finishes, functional living, and timeless style. This 3-bedroom, 2.5-bath residence features an open-concept layout filled with natural light and elevated design touches throughout. Brand-new. Designed to last. Schedule your private showing today.

19. 2026-01-13
    listed $269,000 Active 361-char remark

    Show marketing remark (361 chars)

    Welcome to 3105 Bethany Ln in Texarkana, TX — a thoughtfully designed new construction home offering modern finishes, functional living, and timeless style. This 3-bedroom, 2.5-bath residence features an open-concept layout filled with natural light and elevated design touches throughout. Brand-new. Designed to last. Schedule your private showing today.

20. 2025-06-26
    price $279,900

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

Taxation est. · year 1

• Rental income: $26,202
• − Mortgage interest: −$14,116
• − Property taxes: −$3,780
• − Insurance: −$1,260
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$7,331
• Taxable loss: −$4,478
• Est. tax savings @ 24.0%: +$1,075
• After-tax cash flow: $876/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

-10.0% since first listed

3 events — show timeline

• 2026-04-23 Price Changed $252,000 TBOR
• 2026-01-13 Listed $269,000 TBOR
• 2025-06-26 Price Changed $279,900 TBOR

Property tax history

-1.1%/yr

Latest (2024): $162 · -1.1% YoY. Source: county tax records.