1124 Wheeler St · Texarkana, TX 75503

$104,000

3 bd · 1.5 ba · 1,186 sqft · SingleFamily public records · 81 Days on market

Built 1965 10,454 sqft lot $88/sqft · 11% below area Est $117k · 11% under

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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 +28.8/30.0
• ARV discount +12.4/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bed, 1.5-bath home in Texarkana's Beverly Heights neighborhood is a well-maintained, move-in ready property with strong bones and a layout that just works. Tile flooring throughout the main living areas for easy maintenance, spacious bedrooms, convenient half bath, open kitchen with ample cabinetry and counter space flowing into connected living and dining areas, cozy fireplace, attached garage, private yard with mature trees providing shade and privacy, washer-dryer, and ceiling fans - comfortable, low-maintenance, and built to last. FOR HOMEOWNERS A well-maintained home with a fireplace, attached garage, private yard, and a layout that just works - all in Beverly Heights, an established Texarkana neighborhood close to shopping, dining, schools, and major routes. The mature trees and spacious backyard make it a genuine retreat. Note: property is currently tenant occupied and the new owner may continue or terminate occupancy upon acquisition. FOR INVESTORS Tenant already in place - zero rehab, zero downtime, zero make-ready costs. A fireplace, garage, and private tree-shaded yard attract stable, long-term occupants who renew and maintain the property well. A strong performer in an established neighborhood. The new owner may continue or terminate occupancy upon acquisition. Part of a 20-property portfolio across Texarkana and Nash. Properties range from $110K to $449K. Buy one or several.

Key facts

• Spacious backyard
• Cozy fireplace
• Local amenities

Tags

• OPEN-CONCEPT LIVING AREA
• COZY FIREPLACE
• WELL-EQUIPPED KITCHEN
• SPACIOUS BACKYARD
• MATURE TREES
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $98k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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+, 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: 298 active listings in the ZIP; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $719 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $97,760 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.32% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.34%
• DSCR: 1.64
• GRM: 6.3

CMA / ARV

• ARV (median comp): $116,568
• List price: $104,000
• Delta: -10.78%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2708 Weaver Pl	0.65mi	3/1.5	1,331 (+12%)	9mo	$165,000	$124	41
3506 Robinhood Ln	0.74mi	3/2.0	1,323 (+12%)	19mo	$187,900	$142	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $5,346
• Equity at exit: $15,507

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $33,331
• Equity at exit: $8,992

Cash invested: $29,120 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,375 high
• Mortgage (P&I): −$545
• Tax from tax record: −$149 /mo · $1,791/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $348

Break-even live

Break-even rent $934

Max offer price $104,000

Occupancy floor 70%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1504 Colorado St Texarkana, TX	3.0	2.0	1298	$1,595	$1.23	43d	1	0.57mi
722 W 34th St Texarkana, TX	2.0	1.0	1298	$1,300	$1.00	43d	1	0.90mi
315 Brookwood Dr Texarkana, TX	2.0	1.5	1173	$1,095	$0.93	43d	1	1.13mi
313-315 Brookwood Dr Unit 315 Texarkana, TX	2.0	1.5	1173	$1,095	$0.93	43d	1	1.13mi
4101 Olive St Texarkana, TX	2.0	1.0	1400	$1,300	$0.93	43d	1	1.23mi
501 Westlawn Dr Texarkana, TX	2.0	1.0	775	$800	$1.03	43d	1	1.34mi
4841 N Park Rd Texarkana, TX	2.0	1.5	1260	$1,100	$0.87	43d	1	1.38mi
3801 Magnolia St Unit MG01 Texarkana, TX	3.0	1.5	1200	$1,000	$0.83	43d	1	1.39mi

Listing history 23 events

1. 2026-06-19
   days on market $104,000 Active 81 DOM
2. 2026-06-18
   days on market $104,000 Active 80 DOM
3. 2026-06-17
   days on market $104,000 Active 79 DOM
4. 2026-06-17
   price $104,000 Active 78 DOM
5. 2026-06-16
   days on market $105,000 Active 78 DOM
6. 2026-06-15
   days on market $105,000 Active 77 DOM
7. 2026-06-14
   days on market $105,000 Active 75 DOM
8. 2026-06-13
   days on market $105,000 Active 74 DOM
9. 2026-06-10
   days on market $105,000 Active 72 DOM
10. 2026-06-09
    days on market $105,000 Active 71 DOM
11. 2026-06-08
    days on market $105,000 Active 70 DOM
12. 2026-06-07
    days on market $105,000 Active 69 DOM
13. 2026-06-05
    days on market $105,000 Active 66 DOM
14. 2026-06-02
    days on market $105,000 Active 64 DOM
15. 2026-06-01
    days on market $105,000 Active 63 DOM
16. 2026-05-31
    days on market $105,000 Active 62 DOM
17. 2026-05-30
    days on market $105,000 Active 61 DOM
18. 2026-03-30
    listed $110,000 Active 1427-char remark

    Show marketing remark (1427 chars)

    This 3-bed, 1.5-bath home in Texarkana's Beverly Heights neighborhood is a well-maintained, move-in ready property with strong bones and a layout that just works. Tile flooring throughout the main living areas for easy maintenance, spacious bedrooms, convenient half bath, open kitchen with ample cabinetry and counter space flowing into connected living and dining areas, cozy fireplace, attached garage, private yard with mature trees providing shade and privacy, washer-dryer, and ceiling fans - comfortable, low-maintenance, and built to last. FOR HOMEOWNERS A well-maintained home with a fireplace, attached garage, private yard, and a layout that just works - all in Beverly Heights, an established Texarkana neighborhood close to shopping, dining, schools, and major routes. The mature trees and spacious backyard make it a genuine retreat. Note: property is currently tenant occupied and the new owner may continue or terminate occupancy upon acquisition. FOR INVESTORS Tenant already in place - zero rehab, zero downtime, zero make-ready costs. A fireplace, garage, and private tree-shaded yard attract stable, long-term occupants who renew and maintain the property well. A strong performer in an established neighborhood. The new owner may continue or terminate occupancy upon acquisition. Part of a 20-property portfolio across Texarkana and Nash. Properties range from $110K to $449K. Buy one or several.

19. 2026-03-05
    historical $1,100
20. 2026-03-03
    price $1,100
21. 2026-02-19
    listed $990
22. 2025-07-23
    soldstatus
23. 1999-12-22
    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: $1,791 · $149/mo
• Projected year-2 tax: $1,903 · $159/mo
• Expected delta: +$112/yr (+$9/mo · 6.3%)

ⓘ 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: $16,496
• − Mortgage interest: −$5,826
• − Property taxes: −$1,791
• − Insurance: −$520
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$3,025
• Taxable income: $2,695
• Est. tax owed @ 24.0%: −$647
• After-tax cash flow: $3,530/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): 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

+9900.0% since first listed

6 events — show timeline

• 2026-03-30 Listed $110,000 NTREIS
• 2026-03-05 Rental Removed $1,100 Avail
• 2026-03-03 Price Changed $1,100 Avail
• 2026-02-19 Listed for Rent $990 Avail
• 2025-07-23 Sold (Public Records) — Public Records
• 1999-12-22 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,791 · +3.7% YoY. Source: county tax records.