535 Lockett St · Texarkana, AR 71854

$110,000

3 bd · 1.0 ba · 1,144 sqft · Manufactured public records · 16 Days on market

Built 1983 0.71 ac lot

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for space, value, and potential? This 3-bedroom, 2-bath manufactured home sits on five beautiful lots and offers an incredible opportunity for homeowners and investors alike. With multiple covered parking areas, a large garage/workshop, a storage building with electricity, and an additional storage building, there's plenty of room for vehicles, tools, hobbies, and all your extras. Enjoy your morning coffee or unwind in the evenings on the covered patio overlooking the spacious property. The home is comfortable and spotless as is, while still offering plenty of opportunity to add your own updates and build equity over time. Whether you're looking for an affordable place to call home,

Key facts

• Covered patio
• 0.71 acre lot
• 3 parking spots

Tags

• MULTIPLE COVERED PARKING AREAS
• LARGE GARAGE WORKSHOP
• COVERED PATIO

Property features AI

Finance

• Other: Lot about 0.71 acres; Directions: property is at the dead end of Lockett Street from Dominion; Subdivision: FUSSELL'S

Exterior

• Parking: 3 total parking spaces; 3 covered parking spaces; Carport (3 spaces)
• Utilities: Public water; Public sewer; Propane available
• Home design: Single family residence; One level; Residential property
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built with conventional construction materials
• Exterior features: Covered patio/porch; Storage; Outbuilding; Workshop; Located on a cul-de-sac; Gravel road frontage; City street frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: High ceilings; Blinds; Fireplace with insert
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.5% 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 64/100 on livability (#177 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools D, crime F, amenities F.
• Texarkana School District (suburban): math 27% / reading 24% proficiency, ranked #181 of 238 in AR (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 273 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 21 units permitted in Miller County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($47k/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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Miller County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $110k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% 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 F 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. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.12%
• DSCR: 1.58
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $3,593
• Equity at exit: $16,401

10-year hold

• IRR: 12.6%
• Equity multiple: 1.99×
• Total profit: $30,619
• Equity at exit: $9,511

Cash invested: $30,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 71854

• Home prices YoY: -16.9%
• Active inventory: 273
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $337

Break-even live

Break-even rent $857

Max offer price $110,000

Occupancy floor 69%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2403 Division St Texarkana, AR	2.0	1.0	715	$749	$1.05	43d	1	0.41mi

Listing history 13 events

1. 2026-06-19
   days on market $110,000 Active 16 DOM
2. 2026-06-18
   days on market $110,000 Active 15 DOM
3. 2026-06-17
   days on market $110,000 Active 14 DOM
4. 2026-06-16
   days on market $110,000 Active 13 DOM
5. 2026-06-15
   days on market $110,000 Active 12 DOM
6. 2026-06-14
   days on market $110,000 Active 10 DOM
7. 2026-06-13
   days on market $110,000 Active 9 DOM
8. 2026-06-10
   days on market $110,000 Active 7 DOM
9. 2026-06-09
   days on market $110,000 Active 6 DOM
10. 2026-06-08
    days on market $110,000 Active 5 DOM
11. 2026-06-07
    days on market $110,000 Active 4 DOM
12. 2026-06-05
    remarks 699-char remark
13. 2026-06-05
    listed $110,000 Active 1 DOM

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

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $648 · $54/mo
• Projected year-2 tax: $704 · $59/mo
• Expected delta: +$56/yr (+$5/mo · 8.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $15,395
• − Mortgage interest: −$6,162
• − Property taxes: −$648
• − Insurance: −$550
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$3,200
• Taxable income: $2,372
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $3,472/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 School District
• NCES district ID: 0513110
• Math proficiency: 27% ▼ -12.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $39,320
• Composite: 21.47/100
• National rank: #8332
• State rank: #181 of 238 in AR

Livability — Texarkana

• Score: 64/100
• State rank: #177
• US rank: #14514

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Texarkana, AR
• County: Miller County · 35,720 people
• City population: 35,720
• Metro: Texarkana, TX-AR
• Population (ZIP): 35,720
• Household income: $46,878
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 1388.0

Population outlook (Miller County) Hauer SSP2

• Today (2025): 44,197 people
• By 2030: 43,844 · -0.8%
• By 2040: 42,680 · -3.4%
• By 2050: 41,024 · -7.2%
• By 2075: 35,685 · -19.3%
• By 2100: 28,325 · -35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Miller

• 2024 margin: Solid R (+51.1) · D 23.9% · R 74.9% · Other 1.2%
• 2008→2024 swing: -17.6pp toward R · 2008: -33.5pp · 2024: -51.1pp
• All cycles: 2024: R+51.1 2020: R+46.4 2016: R+43.8 2012: R+39.8 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.00%
• Current HPI: 196.7615
• Rent YoY: —
• Metro: Texarkana, TX-AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+103.7% since first listed

2 events — show timeline

• 2026-06-03 Listed $110,000 TBOR
• 2004-05-07 Sold (Public Records) $54,000 Public Records

Property tax history

+7.5%/yr

Latest (2017): $648 · +2.9% YoY. Source: county tax records.