1521 W 10th St · Texarkana, TX 75501

$115,000

2 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 20 Days on market

Built 2024

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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).

• Cash flow +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2 bedroom 2 full baths. Laundry room and spacious kitchen. All new HVAC, plumbing, electrical, lighting, roof, windows, doors, drywall, flooring, bathrooms, cabinets, exterior, & amp; paint. Attic ladder access.

Key facts

• New lighting
• New plumbing
• Laundry room

Tags

• LAUNDRY ROOM
• SPACIOUS KITCHEN
• NEW HVAC
• NEW PLUMBING
• NEW ELECTRICAL
• NEW LIGHTING

Property features AI

Exterior

• Home design: Built in 2024; Single-family property

Interior

• Kitchen: Refrigerator
• Interior features: Refrigerator included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $1 ($11/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 $99k (13.6% below list).
• Recommended offer: $99k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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+, crime D, employment D.
• Texarkana ISD (urban): math 36% / reading 41% proficiency, ranked #472 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Theron Jones Early Literacy Center (386 students, 98% FRL); Texas Middle (math 35% / reading 41%, grade F, #717 of 1,662 statewide, top 44%, 1,413 students, 75% FRL); Texas H S (math 39% / reading 52%, grade D-, #634 of 1,632 statewide, top 39%, 1,719 students, 62% FRL).
• Market conditions: Rents rising (+1.6%/yr); 326 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

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 $99,350 (13.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.86% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $35,112
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1615 W 6th St	0.28mi	3/1.0 (+1)	1,062 (-0%)	3mo	$20,775	$20	75
1625 W 18th St	0.51mi	2/1.0	912 (-14%)	3mo	$29,988	$33	45

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 · 1.63% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-19,918
• Equity at exit: $17,147

10-year hold

• IRR: -12.7%
• Equity multiple: 0.30×
• Total profit: $-22,628
• Equity at exit: $9,943

Cash invested: $32,200 (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 75501

• Home prices YoY: -34.9%
• Rents YoY: 1.6%
• Active inventory: 326
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $994 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$133 /mo · $1,595/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $1

Break-even live

Break-even rent $992

Max offer price $115,000

Occupancy floor 95%

Sensitivity live

Price	-10% $66	-5% $33	+0% $1	+5% $-32	+10% $-64
Rent	-10% $-78	-5% $-38	+0% $1	+5% $40	+10% $79
Rate	-1.0pp $59	-0.5pp $30	base $1	+0.5pp $-29	+1.0pp $-59

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 Oak St Texarkana, TX	1.0–2.0	1.0	612	$895	$1.46	45d	4	0.62mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $115,000 Under Contract 20 DOM
2. 2026-06-10
   days on market $115,000 Active 19 DOM
3. 2026-06-09
   days on market $115,000 Active 18 DOM
4. 2026-06-08
   days on market $115,000 Active 17 DOM
5. 2026-06-07
   days on market $115,000 Active 16 DOM
6. 2026-06-05
   days on market $115,000 Active 13 DOM
7. 2026-06-02
   days on market $115,000 Active 11 DOM
8. 2026-06-01
   days on market $115,000 Active 10 DOM
9. 2026-05-31
   days on market $115,000 Active 9 DOM
10. 2026-05-30
    days on market $115,000 Active 8 DOM
11. 2026-05-22
    listed $115,000 Active
12. 2024-12-04
    price $110,000
13. 2018-10-09
    soldstatus
14. 2018-08-13
    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: $1,595 · $133/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$509/yr (+$42/mo · 31.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 21 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: $11,922
• − Mortgage interest: −$6,442
• − Property taxes: −$1,595
• − Insurance: −$575
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$3,345
• Taxable loss: −$1,943
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $478/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: Texarkana ISD
• NCES district ID: 4842480
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $35,692
• Composite: 31.87/100
• National rank: #5867
• State rank: #472 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): 34,866
• Household income: $45,995
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1289.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 54% Black 33% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 5% · Canada
• 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: ▼ -79.14%
• Current HPI: 147.9402
• Rent YoY: ▲ 1.63%
• 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

+4.5% since first listed

5 events — show timeline

• 2026-06-11 Pending — FSBO.com
• 2026-05-22 Listed $115,000 FSBO.com
• 2024-12-04 Price Changed $110,000 TBOR
• 2018-10-09 Sold (Public Records) — Public Records
• 2018-08-13 Sold (Public Records) — Public Records

Property tax history

+41.2%/yr

Latest (2025): $1,595 · +3249.5% YoY. Source: county tax records.