2215 E 11th St · Texarkana, AR 71854

$74,900

4 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 189 Days on market

Built 1980 0.57 ac lot Est $53k · 41% over

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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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey Investment Opportunity: 2-Unit Income Package Excellent portfolio builder in Texarkana, AR! This versatile property package offers immediate income potential with two rental units situated on a spacious 0.57-acre lot. The offering includes 2215 & 2217 E 11th St, a sturdy duplex built in 1980 featuring two efficient 1-bedroom, 1-bath units, perfect for steady cash flow. Tenants need 24 hours notice before showing.

Key facts

• Sturdy duplex
• Spacious lot
• 0.57 acre lot

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• 2-UNIT INCOME PACKAGE
• SPACIOUS LOT
• STURDY DUPLEX

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $904 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.8% vs local median 4.5% 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 64/100 on livability (#177 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools D, crime F, amenities F.
• Texarkana School District (suburban): math 27% / reading 24% proficiency, ranked #181 of 238 in AR (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 273 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 21 units permitted in Miller County in 2024 (0 in 5+ unit buildings).
• At $1,815/mo this rent would consume 46% of the median local household income ($47k/yr) (locally 1388% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Miller County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $5k (6%) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 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 F 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: 2.42% ✓
• Cap rate: 20.78%
• Cash-on-cash: 51.75%
• DSCR: 3.30
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $53,040
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
923 California St	0.13mi	3/2.0 (-1)	1,564 (+0%)	1mo	$43,000	$27	84
2125 Walter St	0.19mi	3/2.0 (-1)	1,596 (+2%)	2mo	$54,000	$34	77

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: 49.7%
• Equity multiple: 3.17×
• Total profit: $45,501
• Equity at exit: $11,168

10-year hold

• IRR: 55.2%
• Equity multiple: 6.43×
• Total profit: $113,936
• Equity at exit: $6,476

Cash invested: $20,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 71854

• Home prices YoY: -16.9%
• Active inventory: 273
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,815 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $904

Break-even live

Break-even rent $670

Max offer price $74,900

Occupancy floor 45%

Sensitivity live

Price	-10% $947	-5% $926	+0% $904	+5% $883	+10% $862
Rent	-10% $761	-5% $833	+0% $904	+5% $976	+10% $1,048
Rate	-1.0pp $942	-0.5pp $923	base $904	+0.5pp $885	+1.0pp $865

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2405 Tyler Ln Texarkana, AR	3.0	2.0	1905	$1,890	$0.99	44d	1	1.03mi
2101 Pecan St Texarkana, AR	3.0	1.0	1453	$1,125	$0.77	44d	1	1.22mi

Listing history 30 events

1. 2026-06-19
   days on market $74,900 Active 189 DOM
2. 2026-06-18
   days on market $74,900 Active 188 DOM
3. 2026-06-17
   days on market $74,900 Active 187 DOM
4. 2026-06-16
   days on market $74,900 Active 186 DOM
5. 2026-06-15
   days on market $74,900 Active 185 DOM
6. 2026-06-14
   days on market $74,900 Active 183 DOM
7. 2026-06-13
   days on market $74,900 Active 182 DOM
8. 2026-06-10
   days on market $74,900 Active 180 DOM
9. 2026-06-09
   days on market $74,900 Active 179 DOM
10. 2026-06-08
    days on market $74,900 Active 178 DOM
11. 2026-06-07
    days on market $74,900 Active 177 DOM
12. 2026-06-05
    days on market $74,900 Active 174 DOM
13. 2026-06-03
    days on market $74,900 Active 173 DOM
14. 2026-06-02
    days on market $74,900 Active 172 DOM
15. 2026-06-01
    days on market $74,900 Active 171 DOM
16. 2026-05-31
    days on market $74,900 Active 170 DOM
17. 2026-05-30
    days on market $74,900 Active 169 DOM
18. 2026-04-18
    price $74,900 430-char remark

    Show marketing remark (430 chars)

    Turnkey Investment Opportunity: 2-Unit Income Package Excellent portfolio builder in Texarkana, AR! This versatile property package offers immediate income potential with two rental units situated on a spacious 0.57-acre lot. The offering includes 2215 & 2217 E 11th St, a sturdy duplex built in 1980 featuring two efficient 1-bedroom, 1-bath units, perfect for steady cash flow. Tenants need 24 hours notice before showing.

19. 2026-04-17
    price $74,900 430-char remark

    Show marketing remark (430 chars)

    Turnkey Investment Opportunity: 2-Unit Income Package Excellent portfolio builder in Texarkana, AR! This versatile property package offers immediate income potential with two rental units situated on a spacious 0.57-acre lot. The offering includes 2215 & 2217 E 11th St, a sturdy duplex built in 1980 featuring two efficient 1-bedroom, 1-bath units, perfect for steady cash flow. Tenants need 24 hours notice before showing.

20. 2026-04-17
    price $74,900

    Show marketing remark (430 chars)

    Turnkey Investment Opportunity: 2-Unit Income Package Excellent portfolio builder in Texarkana, AR! This versatile property package offers immediate income potential with two rental units situated on a spacious 0.57-acre lot. The offering includes 2215 & 2217 E 11th St, a sturdy duplex built in 1980 featuring two efficient 1-bedroom, 1-bath units, perfect for steady cash flow. Tenants need 24 hours notice before showing.

21. 2025-12-02
    listed $79,900 New Listing 430-char remark

    Show marketing remark (430 chars)

    Turnkey Investment Opportunity: 2-Unit Income Package Excellent portfolio builder in Texarkana, AR! This versatile property package offers immediate income potential with two rental units situated on a spacious 0.57-acre lot. The offering includes 2215 & 2217 E 11th St, a sturdy duplex built in 1980 featuring two efficient 1-bedroom, 1-bath units, perfect for steady cash flow. Tenants need 24 hours notice before showing.

22. 2025-12-02
    listed $79,900 Active 430-char remark

    Show marketing remark (430 chars)

    Turnkey Investment Opportunity: 2-Unit Income Package Excellent portfolio builder in Texarkana, AR! This versatile property package offers immediate income potential with two rental units situated on a spacious 0.57-acre lot. The offering includes 2215 & 2217 E 11th St, a sturdy duplex built in 1980 featuring two efficient 1-bedroom, 1-bath units, perfect for steady cash flow. Tenants need 24 hours notice before showing.

23. 2025-12-02
    listed $79,900 Active

    Show marketing remark (430 chars)

    Turnkey Investment Opportunity: 2-Unit Income Package Excellent portfolio builder in Texarkana, AR! This versatile property package offers immediate income potential with two rental units situated on a spacious 0.57-acre lot. The offering includes 2215 & 2217 E 11th St, a sturdy duplex built in 1980 featuring two efficient 1-bedroom, 1-bath units, perfect for steady cash flow. Tenants need 24 hours notice before showing.

24. 2025-10-14
    soldstatus $121,100
25. 2025-05-05
    historical $600
26. 2025-04-17
    listed $600
27. 2022-09-30
    soldstatus $90,000
28. 2022-09-29
    soldstatus
29. 2022-05-19
    listed $99,900
30. 2013-08-01
    soldstatus $67,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $1,265 · $105/mo
• Projected year-2 tax: $1,265 · $105/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $21,779
• − Mortgage interest: −$4,196
• − Property taxes: −$1,265
• − Insurance: −$374
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$2,179
• Taxable income: $10,281
• Est. tax owed @ 24.0%: −$2,467
• After-tax cash flow: $8,386/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 School District
• NCES district ID: 0513110
• Math proficiency: 27% ▼ -12.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $39,320
• Composite: 21.47/100
• National rank: #8332
• State rank: #181 of 238 in AR

Livability — Texarkana

• Score: 64/100
• State rank: #177
• US rank: #14514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Texarkana, AR
• County: Miller County · 35,720 people
• City population: 35,720
• Metro: Texarkana, TX-AR
• Population (ZIP): 35,720
• Household income: $46,878
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 1388.0

Population outlook (Miller County) Hauer SSP2

• Today (2025): 44,197 people
• By 2030: 43,844 · -0.8%
• By 2040: 42,680 · -3.4%
• By 2050: 41,024 · -7.2%
• By 2075: 35,685 · -19.3%
• By 2100: 28,325 · -35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Miller

• 2024 margin: Solid R (+51.1) · D 23.9% · R 74.9% · Other 1.2%
• 2008→2024 swing: -17.6pp toward R · 2008: -33.5pp · 2024: -51.1pp
• All cycles: 2024: R+51.1 2020: R+46.4 2016: R+43.8 2012: R+39.8 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.00%
• Current HPI: 196.7615
• Rent YoY: —
• Metro: Texarkana, TX-AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+11.8% since first listed

13 events — show timeline

• 2026-04-18 Price Changed $74,900 CARMLS
• 2026-04-17 Price Changed $74,900 TBOR
• 2026-04-17 Price Changed $74,900 LAAR
• 2025-12-02 Listed $79,900 LAAR
• 2025-12-02 Listed $79,900 TBOR
• 2025-12-02 Listed $79,900 CARMLS
• 2025-10-14 Sold (Public Records) $121,100 Public Records
• 2025-05-05 Rental Removed $600 Avail
• 2025-04-17 Listed for Rent $600 Avail
• 2022-09-30 Sold (Public Records) $90,000 Public Records
• 2022-09-29 Sold (MLS) — TBOR
• 2022-05-19 Listed $99,900 TBOR
• 2013-08-01 Sold (Public Records) $67,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,265 · +10.0% YoY. Source: county tax records.