106 Tracola St · Texarkana, TX 75501

$89,000

3 bd · 1.0 ba · 1,255 sqft · SingleFamily public records · 93 Days on market

Fair condition 0.26 ac lot 1-car garage $71/sqft · 34% below area Est $134k · 34% 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 +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 +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• 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 92 days

What this means for you Summary

Snapshot

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

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: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.1% 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+, crime D, employment 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.
• Zoned schools: Theron Jones Early Literacy Center (386 students, 98% FRL); Texas Middle (math 35% / reading 41%, grade F, #717 of 1,662 statewide, top 44%, 1,413 students, 75% FRL); Texas H S (math 39% / reading 52%, grade D-, #634 of 1,632 statewide, top 39%, 1,719 students, 62% FRL).
• Market conditions: Rents rising (+1.6%/yr); 387 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d 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 93 days — a 9% lower offer ($81k) 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 $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.31% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.12%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $133,903
• List price: $89,000
• Delta: -33.53%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2914 Sunset Rd	0.60mi	3/2.0	1,283 (+2%)	13mo	$119,900	$93	54
2708 Weaver Pl	0.80mi	3/1.5	1,331 (+6%)	11mo	$165,000	$124	44
3506 Robinhood Ln	0.80mi	3/2.0	1,323 (+5%)	20mo	$187,900	$142	35
720 Diane Dr	1.29mi	3/2.0	1,489 (+19%)	7mo	$178,000	$120	30
1802 W 16th St	1.47mi	2/1.0 (-1)	1,135 (-10%)	27mo	$29,000	$26	24

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 →

Active competition Active MLS

• For sale now: 11 active · 8 under contract
• Median asking: $135,000 ($100/sqft)
• Median days on market: 59 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +6.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75501

• Home prices YoY: -34.9%
• Rents YoY: 1.6%
• Active inventory: 387
• 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%

Sensitivity live

Price	-10% $364	-5% $339	+0% $314	+5% $289	+10% $264
Rent	-10% $222	-5% $268	+0% $314	+5% $360	+10% $406
Rate	-1.0pp $359	-0.5pp $337	base $314	+0.5pp $291	+1.0pp $267

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Brookwood Dr Texarkana, TX	2.0	1.5	1173	$1,095	$0.93	93d	1	0.67mi
313-315 Brookwood Dr Unit 315 Texarkana, TX	2.0	1.5	1173	$1,095	$0.93	93d	1	0.67mi
60 Clark St Nash, TX	2.0–3.0	2.0	1450	$1,450	$1.00	93d	2	1.45mi

Property features AI

Finance

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

Exterior

• Parking: 1 total parking space1 covered parking space1-car garage
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceResidential property
• Exterior features: Chain link fencingShingle roofLot about 0.26 acresSubdivision: Watts Fielden 1st

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central heatingCentral air conditioning

Listing history 50 events

1. 2026-08-08
   days on market $89,000 Active 93 DOM
2. 2026-08-07
   days on market $89,000 Active 92 DOM
3. 2026-08-06
   days on market $89,000 Active 91 DOM
4. 2026-08-05
   days on market $89,000 Active 90 DOM
5. 2026-08-04
   days on market $89,000 Active 89 DOM
6. 2026-08-03
   days on market $89,000 Active 88 DOM
7. 2026-07-31
   days on market $89,000 Active 85 DOM
8. 2026-07-30
   days on market $89,000 Active 84 DOM
9. 2026-07-29
   days on market $89,000 Active 83 DOM
10. 2026-07-27
    days on market $89,000 Active 81 DOM
11. 2026-07-25
    days on market $89,000 Active 79 DOM
12. 2026-07-24
    days on market $89,000 Active 78 DOM
13. 2026-07-23
    days on market $89,000 Active 77 DOM
14. 2026-07-22
    days on market $89,000 Active 76 DOM
15. 2026-07-21
    days on market $89,000 Active 75 DOM
16. 2026-07-18
    days on market $89,000 Active 72 DOM
17. 2026-07-16
    days on market $89,000 Active 70 DOM
18. 2026-07-16
    days on market $89,000 Active 69 DOM
19. 2026-07-14
    days on market $89,000 Active 68 DOM
20. 2026-07-13
    days on market $89,000 Active 67 DOM
21. 2026-07-12
    days on market $89,000 Active 66 DOM
22. 2026-07-11
    days on market $89,000 Active 65 DOM
23. 2026-07-10
    days on market $89,000 Active 64 DOM
24. 2026-07-09
    days on market $89,000 Active 63 DOM
25. 2026-07-08
    days on market $89,000 Active 62 DOM
26. 2026-07-07
    days on market $89,000 Active 61 DOM
27. 2026-07-06
    days on market $89,000 Active 60 DOM
28. 2026-07-05
    days on market $89,000 Active 59 DOM
29. 2026-07-04
    days on market $89,000 Active 58 DOM
30. 2026-07-03
    days on market $89,000 Active 57 DOM
31. 2026-07-02
    days on market $89,000 Active 56 DOM
32. 2026-07-01
    days on market $89,000 Active 55 DOM
33. 2026-06-30
    days on market $89,000 Active 54 DOM
34. 2026-06-29
    days on market $89,000 Active 53 DOM
35. 2026-06-28
    days on market $89,000 Active 52 DOM
36. 2026-06-28
    days on market $89,000 Active 51 DOM
37. 2026-06-27
    days on market $89,000 Active 50 DOM
38. 2026-06-26
    days on market $89,000 Active 49 DOM
39. 2026-06-23
    days on market $89,000 Active 46 DOM
40. 2026-06-21
    days on market $89,000 Active 45 DOM
41. 2026-06-19
    days on market $89,000 Active 43 DOM
42. 2026-06-18
    days on market $89,000 Active 42 DOM
43. 2026-06-17
    days on market $89,000 Active 41 DOM
44. 2026-06-16
    days on market $89,000 Active 40 DOM
45. 2026-06-15
    days on market $89,000 Active 39 DOM
46. 2026-06-14
    days on market $89,000 Active 37 DOM
47. 2026-06-13
    days on market $89,000 Active 36 DOM
48. 2026-06-10
    days on market $89,000 Active 34 DOM
49. 2026-06-09
    days on market $89,000 Active 33 DOM
50. 2026-06-08
    days on market $89,000 Active 32 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 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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $31,375–$56,475 screening

This home requires moderate renovations to improve its curb appeal and interior aesthetics, but it has potential for significant value increase with updates.

Deferred maintenance Est. $20,000–$60,000 screening

• Major Ceiling (roof) — Exposed beams and missing ceiling panels indicate significant structural damage
• Major Floor (exterior) — Exposed concrete and missing flooring indicate severe structural damage

Repairs flagged

• Moderate Siding — Weathered and needs repainting.
• Minor Landscaping — Overgrown yard and fence need trimming and maintenance.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Trim and maintain landscaping — A well-maintained yard and fence improve curb appeal and property value. ↑
• Both Replace worn flooring in bathrooms — New flooring in bathrooms improves aesthetics and functionality. ↑
• Both Paint exterior siding — Fresh paint on the siding improves curb appeal and property value. ↑
• Both Replace worn interior walls — Fresh paint and new walls improve aesthetics and functionality. ↑
• Both Replace HVAC system — A new HVAC system improves comfort and energy efficiency, enhancing both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Westlawn El F TX #4,005/4,322 Nat'l #36,250/41,679 Middle Texas Middle F TX #717/1,662 Nat'l #6,571/14,009 High Texas H S D- TX #634/1,632 Nat'l #6,744/17,239

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

B Composite livability gradescore 77/100

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 · 94,699 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

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

Exterior

• Parking: 1 total parking space1 covered parking space1-car garage
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceResidential property
• Exterior features: Chain link fencingShingle roofLot about 0.26 acresSubdivision: Watts Fielden 1st

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central heatingCentral air conditioning

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.