322-328 Brookwood Dr · Texarkana, TX 75501

$309,500

8 bd · 8.0 ba · 3,584 sqft · MultiFamily public records · 94 Days on market

Built 1983 9,147 sqft lot ↓ 20% since listing

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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 +18.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +5.7/10.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Income-Producing four plex. Now Available turnkey investment opportunity in Texarkana. Four units. Strong rental income Brand new roof. Low-maintenance brick exterior Add this cash-flowing property to your portfolio or start building generational wealth today.

Key facts

• 9,147 sq ft lot
• Built 1983
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.0-bath units multifamily listed at $310k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive. Per door: $69/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $310k).
• Recommended offer: $282k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• 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.
• Market conditions: Rents rising (+1.6%/yr); 320 active listings in the ZIP; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).
• At $3,458/mo this rent would consume 90% of the median local household income ($46k/yr) (locally 1289% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% 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 $281,645 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.63% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-36,981
• Equity at exit: $46,147

10-year hold

• IRR: -5.2%
• Equity multiple: 0.69×
• Total profit: $-27,275
• Equity at exit: $26,760

Cash invested: $86,660 (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: 320
• Price-to-rent: 29.8×

Monthly cashflow live

• Estimated rent: $3,458 medium
• Mortgage (P&I): −$1,623
• Tax from tax record: −$703 /mo · $8,436/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $277

Break-even live

Break-even rent $3,108

Max offer price $309,500

Occupancy floor 87%

Sensitivity live

Price	-10% $452	-5% $364	+0% $277	+5% $189	+10% $102
Rent	-10% $4	-5% $140	+0% $277	+5% $413	+10% $550
Rate	-1.0pp $433	-0.5pp $355	base $277	+0.5pp $197	+1.0pp $115

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$3,460
Total (4 units)			$3,458

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: $77,375
• Closing costs: $9,285
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $309,500 Active 94 DOM
2. 2026-06-18
   days on market $309,500 Active 93 DOM
3. 2026-06-17
   days on market $309,500 Active 92 DOM
4. 2026-06-16
   days on market $309,500 Active 91 DOM
5. 2026-06-15
   days on market $309,500 Active 90 DOM
6. 2026-06-14
   days on market $309,500 Active 88 DOM
7. 2026-06-13
   days on market $309,500 Active 87 DOM
8. 2026-06-10
   days on market $309,500 Active 85 DOM
9. 2026-06-09
   days on market $309,500 Active 84 DOM
10. 2026-06-08
    days on market $309,500 Active 83 DOM
11. 2026-06-07
    days on market $309,500 Active 82 DOM
12. 2026-06-05
    statusdays on market $309,500 Active 79 DOM
13. 2026-05-15
    status Pending 261-char remark

    Show marketing remark (261 chars)

    Income-Producing four plex. Now Available turnkey investment opportunity in Texarkana. Four units. Strong rental income Brand new roof. Low-maintenance brick exterior Add this cash-flowing property to your portfolio or start building generational wealth today.

14. 2026-04-24
    price $309,500 261-char remark

    Show marketing remark (261 chars)

    Income-Producing four plex. Now Available turnkey investment opportunity in Texarkana. Four units. Strong rental income Brand new roof. Low-maintenance brick exterior Add this cash-flowing property to your portfolio or start building generational wealth today.

15. 2026-02-25
    listed $315,000 Active 261-char remark

    Show marketing remark (261 chars)

    Income-Producing four plex. Now Available turnkey investment opportunity in Texarkana. Four units. Strong rental income Brand new roof. Low-maintenance brick exterior Add this cash-flowing property to your portfolio or start building generational wealth today.

16. 2026-01-28
    price $324,888
17. 2025-12-16
    price $329,888
18. 2025-10-07
    price $349,888
19. 2025-06-14
    price $359,888
20. 2025-04-28
    price $368,888
21. 2025-01-31
    price $378,888
22. 2024-12-11
    price $388,995
23. 2023-12-20
    soldstatus
24. 2023-10-27
    soldstatus
25. 2003-05-23
    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: $8,436 · $703/mo
• Projected year-2 tax: $8,436 · $703/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 1/10 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: $41,496
• − Mortgage interest: −$17,337
• − Property taxes: −$8,436
• − Insurance: −$1,548
• − Repairs & maintenance: −$3,320
• − Management: −$3,320
• − Depreciation: −$9,004
• Taxable loss: −$1,468
• Est. tax savings @ 24.0%: +$352
• After-tax cash flow: $3,674/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

-20.4% since first listed

13 events — show timeline

• 2026-05-15 Pending — TBOR
• 2026-04-24 Price Changed $309,500 TBOR
• 2026-02-25 Listed $315,000 TBOR
• 2026-01-28 Price Changed $324,888 TBOR
• 2025-12-16 Price Changed $329,888 TBOR
• 2025-10-07 Price Changed $349,888 TBOR
• 2025-06-14 Price Changed $359,888 TBOR
• 2025-04-28 Price Changed $368,888 TBOR
• 2025-01-31 Price Changed $378,888 TBOR
• 2024-12-11 Price Changed $388,995 TBOR
• 2023-12-20 Sold (Public Records) — Public Records
• 2023-10-27 Sold (Public Records) — Public Records
• 2003-05-23 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $8,436 · +8.2% YoY. Source: county tax records.