1105 Elm St · Texarkana, TX 75501

$25,000

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 140 Days on market

Built 1994 10,018 sqft lot $22/sqft · 14% below area Est $29k · 14% under ↓ 38% since listing

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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 +30.0/30.0
• ARV discount +13.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

The structure features a 2 bed, 1 bath layout with 1,144 sq ft of living space, situated on a generous 0.23-acre lot. Please note, the property has fire damage and is priced to reflect the necessary extensive repairs. This is an ideal project for those looking to capitalize on a deeply discounted entry point. Bring your vision to transform this structure into a valuable asset! Cash offers or renovation loans only.

Key facts

• 0.23 acre lot
• Built 1994
• Listed 139 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 33.8% 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; 2 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 $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $7k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 3.78% ✓
• Cap rate: 33.83%
• Cash-on-cash: 98.35%
• DSCR: 5.38
• GRM: 2.2

CMA / ARV

• ARV (median comp): $28,988
• List price: $25,000
• Delta: -13.76%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1615 W 6th St	0.51mi	3/1.0 (+1)	1,062 (-7%)	3mo	$20,775	$20	56

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: 15.8%
• Equity multiple: 1.62×
• Total profit: $4,312
• Equity at exit: $3,728

10-year hold

• IRR: 22.5%
• Equity multiple: 2.69×
• Total profit: $11,817
• Equity at exit: $2,162

Cash invested: $7,000 (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: 2.2×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $147

Break-even live

Break-even rent $759

Max offer price $25,000

Occupancy floor 79%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	4	0.37mi
2101 Pecan St Texarkana, AR	3.0	1.0	1453	$1,125	$0.77	43d	1	1.46mi

Listing history 26 events

1. 2026-06-19
   days on market $25,000 Active 140 DOM
2. 2026-06-18
   days on market $25,000 Active 139 DOM
3. 2026-06-17
   days on market $25,000 Active 138 DOM
4. 2026-06-16
   days on market $25,000 Active 137 DOM
5. 2026-06-15
   days on market $25,000 Active 136 DOM
6. 2026-06-14
   days on market $25,000 Active 134 DOM
7. 2026-06-13
   days on market $25,000 Active 133 DOM
8. 2026-06-10
   days on market $25,000 Active 131 DOM
9. 2026-06-09
   days on market $25,000 Active 130 DOM
10. 2026-06-08
    days on market $25,000 Active 129 DOM
11. 2026-06-07
    days on market $25,000 Active 128 DOM
12. 2026-06-05
    days on market $25,000 Active 125 DOM
13. 2026-06-02
    days on market $25,000 Active 123 DOM
14. 2026-06-01
    days on market $25,000 Active 122 DOM
15. 2026-05-31
    days on market $25,000 Active 121 DOM
16. 2026-05-30
    days on market $25,000 Active 120 DOM
17. 2026-03-07
    price $25,000 417-char remark

    Show marketing remark (417 chars)

    The structure features a 2 bed, 1 bath layout with 1,144 sq ft of living space, situated on a generous 0.23-acre lot. Please note, the property has fire damage and is priced to reflect the necessary extensive repairs. This is an ideal project for those looking to capitalize on a deeply discounted entry point. Bring your vision to transform this structure into a valuable asset! Cash offers or renovation loans only.

18. 2026-03-07
    price $25,000 417-char remark

    Show marketing remark (417 chars)

    The structure features a 2 bed, 1 bath layout with 1,144 sq ft of living space, situated on a generous 0.23-acre lot. Please note, the property has fire damage and is priced to reflect the necessary extensive repairs. This is an ideal project for those looking to capitalize on a deeply discounted entry point. Bring your vision to transform this structure into a valuable asset! Cash offers or renovation loans only.

19. 2026-03-07
    price $25,000

    Show marketing remark (417 chars)

    The structure features a 2 bed, 1 bath layout with 1,144 sq ft of living space, situated on a generous 0.23-acre lot. Please note, the property has fire damage and is priced to reflect the necessary extensive repairs. This is an ideal project for those looking to capitalize on a deeply discounted entry point. Bring your vision to transform this structure into a valuable asset! Cash offers or renovation loans only.

20. 2025-10-30
    listed $30,000 New Listing 417-char remark

    Show marketing remark (417 chars)

    The structure features a 2 bed, 1 bath layout with 1,144 sq ft of living space, situated on a generous 0.23-acre lot. Please note, the property has fire damage and is priced to reflect the necessary extensive repairs. This is an ideal project for those looking to capitalize on a deeply discounted entry point. Bring your vision to transform this structure into a valuable asset! Cash offers or renovation loans only.

21. 2025-10-30
    listed $30,000 Active 417-char remark

    Show marketing remark (417 chars)

    The structure features a 2 bed, 1 bath layout with 1,144 sq ft of living space, situated on a generous 0.23-acre lot. Please note, the property has fire damage and is priced to reflect the necessary extensive repairs. This is an ideal project for those looking to capitalize on a deeply discounted entry point. Bring your vision to transform this structure into a valuable asset! Cash offers or renovation loans only.

22. 2025-10-30
    listed $30,000 Active

    Show marketing remark (417 chars)

    The structure features a 2 bed, 1 bath layout with 1,144 sq ft of living space, situated on a generous 0.23-acre lot. Please note, the property has fire damage and is priced to reflect the necessary extensive repairs. This is an ideal project for those looking to capitalize on a deeply discounted entry point. Bring your vision to transform this structure into a valuable asset! Cash offers or renovation loans only.

23. 2025-09-18
    status Active
24. 2025-07-28
    price $35,000
25. 2025-03-26
    listed $40,000 Active
26. 2001-10-05
    soldstatus

ⓘ 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 5/10 Major FEMA zone AE · 50% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°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: $11,339
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$5,244
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$727
• Taxable income: $1,778
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $1,339/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

-37.5% since first listed

10 events — show timeline

• 2026-03-07 Price Changed $25,000 CARMLS
• 2026-03-07 Price Changed $25,000 TBOR
• 2026-03-07 Price Changed $25,000 LAAR
• 2025-10-30 Listed $30,000 LAAR
• 2025-10-30 Listed $30,000 TBOR
• 2025-10-30 Listed $30,000 CARMLS
• 2025-09-18 Relisted — TBOR
• 2025-07-28 Price Changed $35,000 TBOR
• 2025-03-26 Listed $40,000 TBOR
• 2001-10-05 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,320 · +4.7% YoY. Source: county tax records.