2105 W 9th St · Texarkana, TX 75501

$39,000

3 bd · 2.0 ba · 1,119 sqft · SingleFamily public records · 245 Days on market

6,969 sqft lot $35/sqft · 39% above area Est $28k · 39% over ↓ 10% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bath home is a diamond in the rough, waiting for the right owner to bring it back to life. Nestled in a quiet neighborhood with a spacious yard, this property offers a solid foundation, newer roof, updated wiring, new windows and classic layout perfect for customization. This property Features: Three generously sized bedrooms with natural light One full bathroom With second bath almost completed Large living area ideal for entertaining or cozy nights in Expansive backyard with room for gardening, play, or future additions Whether you're an investor, DIY enthusiast, or first-time buyer with a vision, this home is your canvas. With some TLC, it could become a standout property with character and comfort. Bring your tools, your imagination, and make this house a home.

Key facts

• Spacious yard
• Updated wiring
• Newer roof

Tags

• SPACIOUS YARD
• SOLID FOUNDATION
• NEWER ROOF
• UPDATED WIRING
• NEW WINDOWS
• CLASSIC LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.0% 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; 2 comparable units currently listed for rent nearby; 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 $270 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.61% ✓
• Cap rate: 22.98%
• Cash-on-cash: 59.60%
• DSCR: 3.65
• GRM: 3.2

CMA / ARV

• ARV (median comp): $27,989
• List price: $39,000
• Delta: 39.34%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1615 W 6th St	0.53mi	3/1.0	1,062 (-5%)	3mo	$20,775	$20	60

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: 56.7%
• Equity multiple: 3.46×
• Total profit: $26,847
• Equity at exit: $5,815

10-year hold

• IRR: 61.2%
• Equity multiple: 6.71×
• Total profit: $62,370
• Equity at exit: $3,372

Cash invested: $10,920 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$42 /mo · $498/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $542

Break-even live

Break-even rent $332

Max offer price $39,000

Occupancy floor 42%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 Oak St Texarkana, TX	1.0–2.0	1.0	612	$895	$1.46	44d	4	1.11mi
501 Westlawn Dr Texarkana, TX	2.0	1.0	775	$800	$1.03	44d	1	1.23mi

Listing history 25 events

1. 2026-06-19
   days on market $39,000 Active 245 DOM
2. 2026-06-18
   days on market $39,000 Active 244 DOM
3. 2026-06-17
   days on market $39,000 Active 243 DOM
4. 2026-06-16
   days on market $39,000 Active 242 DOM
5. 2026-06-15
   days on market $39,000 Active 241 DOM
6. 2026-06-14
   days on market $39,000 Active 239 DOM
7. 2026-06-13
   days on market $39,000 Active 238 DOM
8. 2026-06-10
   days on market $39,000 Active 236 DOM
9. 2026-06-09
   days on market $39,000 Active 235 DOM
10. 2026-06-08
    days on market $39,000 Active 234 DOM
11. 2026-06-07
    days on market $39,000 Active 233 DOM
12. 2026-06-05
    pricedays on market $39,000 Active 230 DOM
13. 2026-06-02
    days on market $45,000 Active 228 DOM
14. 2026-06-01
    days on market $45,000 Active 227 DOM
15. 2026-05-31
    days on market $45,000 Active 226 DOM
16. 2026-05-30
    days on market $45,000 Active 225 DOM
17. 2026-04-11
    status Active 793-char remark

    Show marketing remark (793 chars)

    This 3-bedroom, 2-bath home is a diamond in the rough, waiting for the right owner to bring it back to life. Nestled in a quiet neighborhood with a spacious yard, this property offers a solid foundation, newer roof, updated wiring, new windows and classic layout perfect for customization. This property Features: Three generously sized bedrooms with natural light One full bathroom With second bath almost completed Large living area ideal for entertaining or cozy nights in Expansive backyard with room for gardening, play, or future additions Whether you're an investor, DIY enthusiast, or first-time buyer with a vision, this home is your canvas. With some TLC, it could become a standout property with character and comfort. Bring your tools, your imagination, and make this house a home.

18. 2026-03-23
    status Pending 793-char remark

    Show marketing remark (793 chars)

    This 3-bedroom, 2-bath home is a diamond in the rough, waiting for the right owner to bring it back to life. Nestled in a quiet neighborhood with a spacious yard, this property offers a solid foundation, newer roof, updated wiring, new windows and classic layout perfect for customization. This property Features: Three generously sized bedrooms with natural light One full bathroom With second bath almost completed Large living area ideal for entertaining or cozy nights in Expansive backyard with room for gardening, play, or future additions Whether you're an investor, DIY enthusiast, or first-time buyer with a vision, this home is your canvas. With some TLC, it could become a standout property with character and comfort. Bring your tools, your imagination, and make this house a home.

19. 2025-10-22
    price $45,000 793-char remark

    Show marketing remark (793 chars)

    This 3-bedroom, 2-bath home is a diamond in the rough, waiting for the right owner to bring it back to life. Nestled in a quiet neighborhood with a spacious yard, this property offers a solid foundation, newer roof, updated wiring, new windows and classic layout perfect for customization. This property Features: Three generously sized bedrooms with natural light One full bathroom With second bath almost completed Large living area ideal for entertaining or cozy nights in Expansive backyard with room for gardening, play, or future additions Whether you're an investor, DIY enthusiast, or first-time buyer with a vision, this home is your canvas. With some TLC, it could become a standout property with character and comfort. Bring your tools, your imagination, and make this house a home.

20. 2025-10-07
    status Active 793-char remark

    Show marketing remark (793 chars)

    This 3-bedroom, 2-bath home is a diamond in the rough, waiting for the right owner to bring it back to life. Nestled in a quiet neighborhood with a spacious yard, this property offers a solid foundation, newer roof, updated wiring, new windows and classic layout perfect for customization. This property Features: Three generously sized bedrooms with natural light One full bathroom With second bath almost completed Large living area ideal for entertaining or cozy nights in Expansive backyard with room for gardening, play, or future additions Whether you're an investor, DIY enthusiast, or first-time buyer with a vision, this home is your canvas. With some TLC, it could become a standout property with character and comfort. Bring your tools, your imagination, and make this house a home.

21. 2025-09-19
    status Pending 793-char remark

    Show marketing remark (793 chars)

    This 3-bedroom, 2-bath home is a diamond in the rough, waiting for the right owner to bring it back to life. Nestled in a quiet neighborhood with a spacious yard, this property offers a solid foundation, newer roof, updated wiring, new windows and classic layout perfect for customization. This property Features: Three generously sized bedrooms with natural light One full bathroom With second bath almost completed Large living area ideal for entertaining or cozy nights in Expansive backyard with room for gardening, play, or future additions Whether you're an investor, DIY enthusiast, or first-time buyer with a vision, this home is your canvas. With some TLC, it could become a standout property with character and comfort. Bring your tools, your imagination, and make this house a home.

22. 2025-09-04
    listed $50,000 Active 793-char remark

    Show marketing remark (793 chars)

    This 3-bedroom, 2-bath home is a diamond in the rough, waiting for the right owner to bring it back to life. Nestled in a quiet neighborhood with a spacious yard, this property offers a solid foundation, newer roof, updated wiring, new windows and classic layout perfect for customization. This property Features: Three generously sized bedrooms with natural light One full bathroom With second bath almost completed Large living area ideal for entertaining or cozy nights in Expansive backyard with room for gardening, play, or future additions Whether you're an investor, DIY enthusiast, or first-time buyer with a vision, this home is your canvas. With some TLC, it could become a standout property with character and comfort. Bring your tools, your imagination, and make this house a home.

23. 2025-05-13
    soldstatus
24. 2019-06-05
    soldstatus
25. 2002-01-15
    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: $498 · $42/mo
• Projected year-2 tax: $714 · $59/mo
• Expected delta: +$215/yr (+$18/mo · 43.3%)

ⓘ 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 4/10 Moderate
• 🌡 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: $12,222
• − Mortgage interest: −$2,185
• − Property taxes: −$498
• − Insurance: −$195
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$1,135
• Taxable income: $6,254
• Est. tax owed @ 24.0%: −$1,501
• After-tax cash flow: $5,007/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

-10.0% since first listed

9 events — show timeline

• 2026-04-11 Relisted — TBOR
• 2026-03-23 Pending — TBOR
• 2025-10-22 Price Changed $45,000 TBOR
• 2025-10-07 Relisted — TBOR
• 2025-09-19 Pending — TBOR
• 2025-09-04 Listed $50,000 TBOR
• 2025-05-13 Sold (Public Records) — Public Records
• 2019-06-05 Sold (Public Records) — Public Records
• 2002-01-15 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $498 · +4.9% YoY. Source: county tax records.