3426 Garrett Ln · Texarkana, TX 75503

$279,900

3 bd · 2.0 ba · 1,445 sqft · SingleFamily public records · 34 Days on market

Built 2012 0.27 ac lot $194/sqft · 37% above area Est $204k · 37% over

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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 +15.0/30.0
• Schools +5.6/10.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• 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

PGISD: Three bedrooms, two baths in a split arrangement with an open floor plan. The kitchen has nice granite counter tops with matching black appliances including a gas stove and a pantry. Dining has views of the private backyard and the living area is large with high ceilings and front views. The master suite is a jewel, wrapped in a beautiful shade of blue with fine trim work. The bath has gleaming granite, glass walk in shower and jetted tub. The other bedrooms have high ceilings & pretty hall bath.

Key facts

• Functional kitchen
• Pgisd subdivision
• Large fenced yard

Tags

• PGISD SUBDIVISION
• OUTSIDE CITY LIMITS
• FUNCTIONAL KITCHEN
• LARGE FENCED YARD

Property features AI

Finance

• Other: Subdivision: The Grove at University; Directions: From I-30 take University exit; University turns into Pleasant Grove Rd and Garrett Lane is on left

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; Attached garage (garage faces front); 2 carport spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level / single story
• Construction: Brick construction; Composition roof; Slab foundation; Built as a residential single-family home
• Exterior features: Covered patio/porch; Privacy fencing; Cul-de-sac lot; Concrete road frontage; City street frontage

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Water heater
• Bedrooms: Walk-in closet(s) in bedroom(s)
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Ceiling fan(s); Smart thermostat; Walk-in closet(s); Double-pane windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/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 $253k (9.4% below list).
• Recommended offer: $253k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 5 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 42% 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 34 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $174k; list at $280k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $253,484 (9.4% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 9.2

CMA / ARV

• ARV (median comp): $204,477
• List price: $279,900
• Delta: 36.89%
• Verdict: OVERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-39,716
• Equity at exit: $41,734

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-27,250
• Equity at exit: $24,201

Cash invested: $78,372 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,535 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$330 /mo · $3,959/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $88

Break-even live

Break-even rent $2,423

Max offer price $279,900

Occupancy floor 92%

Sensitivity live

Price	-10% $247	-5% $167	+0% $88	+5% $9	+10% $-70
Rent	-10% $-112	-5% $-12	+0% $88	+5% $188	+10% $288
Rate	-1.0pp $229	-0.5pp $159	base $88	+0.5pp $16	+1.0pp $-58

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6503 Chaparral St Texarkana, TX	3.0	2.0	1427	$4,500	$3.15	44d	1	0.48mi
3681 Cooper Ridge Dr Texarkana, TX	3.0	2.0	1500	$2,398	$1.60	44d	3	0.65mi
5911 Richmond Rd Texarkana, TX	1.0–3.0	1.0–2.0	1049	$2,000	$1.91	44d	14	0.99mi
3515 Arista Blvd Texarkana, TX	1.0–3.0	1.0–2.0	1130	$1,600	$1.42	44d	27	1.14mi
3478 Brooke Pl Unit 3427 Texarkana, TX	3.0	2.5	1440	$1,600	$1.11	44d	1	1.25mi

Listing history 9 events

1. 2026-06-01
   status $279,900 Pending 34 DOM
2. 2026-05-31
   days on market $279,900 Active 34 DOM
3. 2026-05-30
   days on market $279,900 Active 33 DOM
4. 2026-04-27
   listed $279,900 Active 1119-char remark
5. 2020-11-24
   soldstatus
6. 2020-11-20
   soldstatus $174,000 515-char remark

   Show marketing remark (1043 chars)

   Stylish and well appointed PGISD home fresh and ready for your private tour! Three bedrooms, two baths in a split arrangement with an open floor plan in between. The kitchen has nice granite counter tops with matching black appliances including a gas stove and a pantry. The dining has views of the private backyard and the living area is large with high ceilings and front views. The master suite is a jewel! Its wrapped in a beautiful shade of blue with fine trim work. The bath has gleaming granite, glass walk in shower, jetted tub and a huge walk in closet. The secondary bedrooms are across the home, one in front and one to the rear, both with nice closets. The hall bath is sized well and contains the same beautiful white cabinetry as the rest of the home. A laundry room with upper cabinets makes for nice storage and the garage has attic storage above. Back yard is fully privacy fenced and a covered patio is ready for you to enjoy. You'll love this cul de sac street with a country feel, but close to schools, shopping and dining.

7. 2020-11-20
   soldstatus

   Show marketing remark (1043 chars)

   Stylish and well appointed PGISD home fresh and ready for your private tour! Three bedrooms, two baths in a split arrangement with an open floor plan in between. The kitchen has nice granite counter tops with matching black appliances including a gas stove and a pantry. The dining has views of the private backyard and the living area is large with high ceilings and front views. The master suite is a jewel! Its wrapped in a beautiful shade of blue with fine trim work. The bath has gleaming granite, glass walk in shower, jetted tub and a huge walk in closet. The secondary bedrooms are across the home, one in front and one to the rear, both with nice closets. The hall bath is sized well and contains the same beautiful white cabinetry as the rest of the home. A laundry room with upper cabinets makes for nice storage and the garage has attic storage above. Back yard is fully privacy fenced and a covered patio is ready for you to enjoy. You'll love this cul de sac street with a country feel, but close to schools, shopping and dining.

8. 2020-10-15
   listed $174,900 515-char remark

   Show marketing remark (515 chars)

   PGISD: Three bedrooms, two baths in a split arrangement with an open floor plan. The kitchen has nice granite counter tops with matching black appliances including a gas stove and a pantry. Dining has views of the private backyard and the living area is large with high ceilings and front views. The master suite is a jewel, wrapped in a beautiful shade of blue with fine trim work. The bath has gleaming granite, glass walk in shower and jetted tub. The other bedrooms have high ceilings & pretty hall bath.

9. 2020-10-14
   listed $174,900

   Show marketing remark (1043 chars)

   Stylish and well appointed PGISD home fresh and ready for your private tour! Three bedrooms, two baths in a split arrangement with an open floor plan in between. The kitchen has nice granite counter tops with matching black appliances including a gas stove and a pantry. The dining has views of the private backyard and the living area is large with high ceilings and front views. The master suite is a jewel! Its wrapped in a beautiful shade of blue with fine trim work. The bath has gleaming granite, glass walk in shower, jetted tub and a huge walk in closet. The secondary bedrooms are across the home, one in front and one to the rear, both with nice closets. The hall bath is sized well and contains the same beautiful white cabinetry as the rest of the home. A laundry room with upper cabinets makes for nice storage and the garage has attic storage above. Back yard is fully privacy fenced and a covered patio is ready for you to enjoy. You'll love this cul de sac street with a country feel, but close to schools, shopping and dining.

ⓘ 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: $3,959 · $330/mo
• Projected year-2 tax: $5,122 · $427/mo
• Expected delta: +$1,163/yr (+$97/mo · 29.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $30,418
• − Mortgage interest: −$15,679
• − Property taxes: −$3,959
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,433
• − Management: −$2,433
• − Depreciation: −$8,143
• Taxable loss: −$3,629
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $1,929/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

• 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

+60.0% since first listed

7 events — show timeline

• 2026-06-01 Pending — TBOR
• 2026-04-27 Listed $279,900 TBOR
• 2020-11-24 Sold (Public Records) — Public Records
• 2020-11-20 Sold (MLS) — TBOR
• 2020-11-20 Sold (MLS) $174,000 CARMLS
• 2020-10-15 Listed $174,900 CARMLS
• 2020-10-14 Listed $174,900 TBOR

Property tax history

+1.9%/yr

Latest (2025): $3,959 · +1.3% YoY. Source: county tax records.