1913 Ark St · Marshall, TX 75672

$93,500

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 105 Days on market

Built 1955 9,017 sqft lot $106/sqft · 15% above area Est $81k · 15% over ↓ 2% since listing

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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 +21.0/30.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, low-maintenance, and full of potential! This cozy 2 bedroom, 1 bath home offers comfortable living with a functional layout and plenty of natural light. Outside, you’ll love the large backyard — perfect for pets, gardening, or gatherings — plus a metal storage building/workshop for tools, hobbies, or extra space. Whether you’re looking for a starter home, downsizing, or adding to your rental portfolio, this property is a smart investment with great possibilities. Affordable, practical, and ready to go — don’t miss it!

Key facts

• Large backyard
• Workshop
• 9,017 sq ft lot

Tags

• LARGE BACKYARD
• METAL STORAGE BUILDING
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 $90k (3.2% below list).
• Recommended offer: $85k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.5% in Marshall — 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 68/100 on livability (#451 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Marshall ISD (town): math 29% / reading 29% proficiency, ranked #658 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Marshall J H (math 30% / reading 27%, grade F, #1,122 of 1,662 statewide, top 69%, 1,105 students, 76% FRL).
• Market conditions: 175 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 85 units permitted in Harrison County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $646 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,085 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 F-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. 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?
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: 0.97% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

• ARV (median comp): $81,071
• List price: $93,500
• Delta: 15.33%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Fairfield St	0.64mi	3/1.0 (+1)	936 (+6%)	20mo	$84,000	$90	38

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-6,801
• Equity at exit: $13,941

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $4,761
• Equity at exit: $8,084

Cash invested: $26,180 (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 75672

• Active inventory: 175
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $905 high
• Mortgage (P&I): −$490
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $131

Break-even live

Break-even rent $738

Max offer price $93,500

Occupancy floor 80%

Sensitivity live

Price	-10% $184	-5% $158	+0% $131	+5% $105	+10% $79
Rent	-10% $60	-5% $96	+0% $131	+5% $167	+10% $203
Rate	-1.0pp $179	-0.5pp $155	base $131	+0.5pp $107	+1.0pp $83

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: $23,375
• Closing costs: $2,805
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 Victory Dr Unit 102 Marshall, TX	2.0	2.0	983	$1,000	$1.02	15d	1	0.76mi
713 Navajo Trl Marshall, TX	2.0	2.0	1030	$950	$0.92	15d	1	0.82mi
715 Navajo Trl Marshall, TX	2.0	2.0	1030	$950	$0.92	15d	1	0.82mi
1004 Navajo Trl Marshall, TX	2.0	1.0	974	$775	$0.80	22d	1	0.86mi
819 Navajo Trl Marshall, TX	2.0	1.0	986	$825	$0.84	22d	1	1.01mi

Listing history 4 events

1. 2026-05-11
   status Active 569-char remark

   Show marketing remark (569 chars)

   Charming, low-maintenance, and full of potential! This cozy 2 bedroom, 1 bath home offers comfortable living with a functional layout and plenty of natural light. Outside, you’ll love the large backyard — perfect for pets, gardening, or gatherings — plus a metal storage building/workshop for tools, hobbies, or extra space. Whether you’re looking for a starter home, downsizing, or adding to your rental portfolio, this property is a smart investment with great possibilities. Affordable, practical, and ready to go — don’t miss it!

2. 2026-03-28
   price $93,500 569-char remark

   Show marketing remark (569 chars)

   Charming, low-maintenance, and full of potential! This cozy 2 bedroom, 1 bath home offers comfortable living with a functional layout and plenty of natural light. Outside, you’ll love the large backyard — perfect for pets, gardening, or gatherings — plus a metal storage building/workshop for tools, hobbies, or extra space. Whether you’re looking for a starter home, downsizing, or adding to your rental portfolio, this property is a smart investment with great possibilities. Affordable, practical, and ready to go — don’t miss it!

3. 2026-01-30
   listed $95,000 Active 569-char remark

   Show marketing remark (569 chars)

   Charming, low-maintenance, and full of potential! This cozy 2 bedroom, 1 bath home offers comfortable living with a functional layout and plenty of natural light. Outside, you’ll love the large backyard — perfect for pets, gardening, or gatherings — plus a metal storage building/workshop for tools, hobbies, or extra space. Whether you’re looking for a starter home, downsizing, or adding to your rental portfolio, this property is a smart investment with great possibilities. Affordable, practical, and ready to go — don’t miss it!

4. 2004-12-10
   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: $649 · $54/mo
• Projected year-2 tax: $1,711 · $143/mo
• Expected delta: +$1,063/yr (+$89/mo · 163.8%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,858
• − Mortgage interest: −$5,237
• − Property taxes: −$649
• − Insurance: −$468
• − Repairs & maintenance: −$869
• − Management: −$869
• − Depreciation: −$2,720
• Taxable income: $47
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $1,567/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: Marshall ISD
• NCES district ID: 4829160
• Math proficiency: 29% ▼ -7.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $40,095
• Composite: 24.43/100
• National rank: #7680
• State rank: #658 of 826 in TX

Livability — Marshall

• Score: 68/100
• State rank: #451
• US rank: #9156

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment F Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshall, TX
• City population: 18,670
• Population (ZIP): 16,636

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 68,691 people
• By 2030: 69,317 · +0.9%
• By 2040: 69,973 · +1.9%
• By 2050: 70,090 · +2.0%
• By 2075: 70,607 · +2.8%
• By 2100: 67,546 · -1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 22% Hispanic / Latino 13% Two or more races 9%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+50.6) · D 24.4% · R 75.0%
• 2008→2024 swing: -19.2pp toward R · 2008: -31.4pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+45.6 2016: R+43.9 2012: R+34.6 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -161.59%
• Current HPI: 140.8166
• Rent YoY: —
• Metro: —
• 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

-1.6% since first listed

4 events — show timeline

• 2026-05-11 Relisted — LAAR
• 2026-03-28 Price Changed $93,500 LAAR
• 2026-01-30 Listed $95,000 LAAR
• 2004-12-10 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $649 · +18.9% YoY. Source: county tax records.