106 Tracola St · Texarkana, TX 75501

$89,000

3 bd · 1.0 ba · 1,255 sqft · SingleFamily public records · 43 Days on market

0.26 ac lot $71/sqft · 33% below area Est $134k · 33% under

---

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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

This 2 Bedroom one bath home with 1 car garage. The Key features are big Kitchen with plenty of storage and new flooring. The living and bedrooms have the original pine floors. The bedrooms have walk in closets. Main living area has a mock fireplace with classic book and display shelving. Also home has Central heat and air. Window units can stay. Big spacious, tree shaded, fenced in back yard with a concrete pad for an out door sitting area.

Key facts

• 0.26 acre lot
• Garage
• Listed 42 days

Property features AI

Finance

• Other: Directions: Old Boston Rd to Tracola, house on right

Exterior

• Parking: 1 total parking space; 1 covered parking space; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Exterior features: Chain link fencing; Shingle roof; Lot about 0.26 acres; Subdivision: Watts Fielden 1st

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 3 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 30% of the median local income ($46k/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 $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

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 $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.12%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $133,769
• List price: $89,000
• Delta: -33.47%
• 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
2914 Sunset Rd	0.60mi	3/2.0	1,283 (+2%)	11mo	$119,900	$93	55

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $3,997
• Equity at exit: $13,270

10-year hold

• IRR: 12.4%
• Equity multiple: 1.92×
• Total profit: $22,939
• Equity at exit: $7,695

Cash invested: $24,920 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$105 /mo · $1,262/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $314

Break-even live

Break-even rent $771

Max offer price $89,000

Occupancy floor 68%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313-315 Brookwood Dr Unit 315 Texarkana, TX	2.0	1.5	1173	$1,095	$0.93	43d	1	0.67mi
315 Brookwood Dr Texarkana, TX	2.0	1.5	1173	$1,095	$0.93	43d	1	0.67mi
60 Clark St Nash, TX	2.0–3.0	2.0	1450	$1,450	$1.00	43d	2	1.45mi

Listing history 24 events

1. 2026-06-19
   days on market $89,000 Active 43 DOM
2. 2026-06-18
   days on market $89,000 Active 42 DOM
3. 2026-06-17
   days on market $89,000 Active 41 DOM
4. 2026-06-16
   days on market $89,000 Active 40 DOM
5. 2026-06-15
   days on market $89,000 Active 39 DOM
6. 2026-06-14
   days on market $89,000 Active 37 DOM
7. 2026-06-13
   days on market $89,000 Active 36 DOM
8. 2026-06-10
   days on market $89,000 Active 34 DOM
9. 2026-06-09
   days on market $89,000 Active 33 DOM
10. 2026-06-08
    days on market $89,000 Active 32 DOM
11. 2026-06-07
    days on market $89,000 Active 31 DOM
12. 2026-06-05
    days on market $89,000 Active 28 DOM
13. 2026-06-02
    days on market $89,000 Active 26 DOM
14. 2026-06-01
    days on market $89,000 Active 25 DOM
15. 2026-05-31
    days on market $89,000 Active 24 DOM
16. 2026-05-30
    days on market $89,000 Active 23 DOM
17. 2026-05-06
    listed $89,000 Active 966-char remark
18. 2024-09-16
    soldstatus
19. 2024-09-16
    soldstatus
20. 2024-09-14
    soldstatus Closed 445-char remark

    Show marketing remark (445 chars)

    This 2 Bedroom one bath home with 1 car garage. The Key features are big Kitchen with plenty of storage and new flooring. The living and bedrooms have the original pine floors. The bedrooms have walk in closets. Main living area has a mock fireplace with classic book and display shelving. Also home has Central heat and air. Window units can stay. Big spacious, tree shaded, fenced in back yard with a concrete pad for an out door sitting area.

21. 2024-08-20
    status Pending 445-char remark

    Show marketing remark (445 chars)

    This 2 Bedroom one bath home with 1 car garage. The Key features are big Kitchen with plenty of storage and new flooring. The living and bedrooms have the original pine floors. The bedrooms have walk in closets. Main living area has a mock fireplace with classic book and display shelving. Also home has Central heat and air. Window units can stay. Big spacious, tree shaded, fenced in back yard with a concrete pad for an out door sitting area.

22. 2024-08-05
    listed $85,000 Active 445-char remark

    Show marketing remark (445 chars)

    This 2 Bedroom one bath home with 1 car garage. The Key features are big Kitchen with plenty of storage and new flooring. The living and bedrooms have the original pine floors. The bedrooms have walk in closets. Main living area has a mock fireplace with classic book and display shelving. Also home has Central heat and air. Window units can stay. Big spacious, tree shaded, fenced in back yard with a concrete pad for an out door sitting area.

23. 2014-11-05
    soldstatus
24. 1963-06-24
    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: $1,262 · $105/mo
• Projected year-2 tax: $1,629 · $136/mo
• Expected delta: +$367/yr (+$31/mo · 29.1%)

ⓘ 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 ≥112°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: $14,018
• − Mortgage interest: −$4,985
• − Property taxes: −$1,262
• − Insurance: −$445
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$2,589
• Taxable income: $2,494
• Est. tax owed @ 24.0%: −$599
• After-tax cash flow: $3,168/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

+4.7% since first listed

8 events — show timeline

• 2026-05-06 Listed $89,000 TBOR
• 2024-09-16 Sold (Public Records) — Public Records
• 2024-09-16 Sold (Public Records) — Public Records
• 2024-09-14 Sold (MLS) — TBOR
• 2024-08-20 Pending — TBOR
• 2024-08-05 Listed $85,000 TBOR
• 2014-11-05 Sold (Public Records) — Public Records
• 1963-06-24 Sold (Public Records) — Public Records

Property tax history

-2.5%/yr

Latest (2025): $1,262 · -48.8% YoY. Source: county tax records.