4214 S Fm 2148 · Texarkana, TX 75501

$32,500

2 bd · 1.0 ba · 460 sqft · Other public records · 174 Days on market

Built 1930 0.37 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location near Lake Wright Patman. .37 acre fenced lot. Home has no value but property has easy access to US Hwy and 59 and Lake.

Key facts

• Easy access to lake
• Fenced lot
• 0.37 acre lot

Tags

• FENCED LOT
• EASY ACCESS TO US HWY
• EASY ACCESS TO LAKE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $32k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($832 rent vs $32k).
• Recommended offer: $29k (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+, crime D, employment D.
• Liberty-Eylau ISD (urban): math 19% / reading 23% proficiency, ranked #772 of 826 in TX (top 94%) — 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: Liberty-Eylau El (math 20% / reading 16%, grade F, #3,785 of 4,322 statewide, top 88%, 575 students, 90% FRL); Liberty-Eylau Middle (math 19% / reading 21%, grade F, #1,428 of 1,662 statewide, top 87%, 573 students, 89% FRL); Liberty-Eylau H S (math 17% / reading 37%, grade F, #1,204 of 1,632 statewide, top 75%, 532 students, 77% FRL) — zoned schools average 85% FRL vs 68% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 326 active listings in the ZIP; 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 $225 of loan paydown is wiped out by about $975 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $28,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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: 2.56% ✓
• Cap rate: 23.03%
• Cash-on-cash: 59.78%
• DSCR: 3.66
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.63% rent growth · sell at horizon

5-year hold

• IRR: 57.0%
• Equity multiple: 3.47×
• Total profit: $22,477
• Equity at exit: $4,846

10-year hold

• IRR: 61.4%
• Equity multiple: 6.74×
• Total profit: $52,236
• Equity at exit: $2,810

Cash invested: $9,100 (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: 326
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $832 medium
• Mortgage (P&I): −$170
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $453

Break-even live

Break-even rent $258

Max offer price $32,500

Occupancy floor 41%

Sensitivity live

Price	-10% $472	-5% $463	+0% $453	+5% $444	+10% $435
Rent	-10% $388	-5% $421	+0% $453	+5% $486	+10% $519
Rate	-1.0pp $470	-0.5pp $462	base $453	+0.5pp $445	+1.0pp $436

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $32,500 Active 174 DOM
2. 2026-06-19
   days on market $32,500 Active 172 DOM
3. 2026-06-18
   days on market $32,500 Active 171 DOM
4. 2026-06-17
   days on market $32,500 Active 170 DOM
5. 2026-06-16
   days on market $32,500 Active 169 DOM
6. 2026-06-15
   days on market $32,500 Active 168 DOM
7. 2026-06-14
   days on market $32,500 Active 166 DOM
8. 2026-06-13
   days on market $32,500 Active 165 DOM
9. 2026-06-10
   days on market $32,500 Active 163 DOM
10. 2026-06-09
    days on market $32,500 Active 162 DOM
11. 2026-06-08
    days on market $32,500 Active 161 DOM
12. 2026-06-07
    pricedays on market $32,500 Active 160 DOM
13. 2026-06-02
    days on market $39,200 Active 155 DOM
14. 2026-06-01
    days on market $39,200 Active 154 DOM
15. 2026-05-31
    days on market $39,200 Active 153 DOM
16. 2026-05-30
    days on market $39,200 Active 152 DOM
17. 2026-04-11
    price $39,200 134-char remark

    Show marketing remark (134 chars)

    Great location near Lake Wright Patman. .37 acre fenced lot. Home has no value but property has easy access to US Hwy and 59 and Lake.

18. 2025-12-29
    listed $43,500 Active 134-char remark

    Show marketing remark (134 chars)

    Great location near Lake Wright Patman. .37 acre fenced lot. Home has no value but property has easy access to US Hwy and 59 and Lake.

19. 2025-11-07
    status Pending 386-char remark

    Show marketing remark (386 chars)

    Beautiful Location Out Of City Limits! Completely fenced lot outlined by trees giving extra privacy, a spacious good sized workshop with Cpt/lean-to for your car or toys. Prime location close to town & the lake! Existing home has Good Bones, rebuild to create your dream retreat! This is a chance to get a great home location at a great price! Come take a look and see the vision!

20. 2025-11-07
    soldstatus Closed 386-char remark

    Show marketing remark (386 chars)

    Beautiful Location Out Of City Limits! Completely fenced lot outlined by trees giving extra privacy, a spacious good sized workshop with Cpt/lean-to for your car or toys. Prime location close to town & the lake! Existing home has Good Bones, rebuild to create your dream retreat! This is a chance to get a great home location at a great price! Come take a look and see the vision!

21. 2025-09-20
    listed $23,900 Active 386-char remark

    Show marketing remark (386 chars)

    Beautiful Location Out Of City Limits! Completely fenced lot outlined by trees giving extra privacy, a spacious good sized workshop with Cpt/lean-to for your car or toys. Prime location close to town & the lake! Existing home has Good Bones, rebuild to create your dream retreat! This is a chance to get a great home location at a great price! Come take a look and see the vision!

22. 2025-09-09
    soldstatus Closed
23. 2025-08-29
    status Pending
24. 2025-08-18
    listed $20,000 Active
25. 1989-07-10
    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: $239 · $20/mo
• Projected year-2 tax: $595 · $50/mo
• Expected delta: +$355/yr (+$30/mo · 148.6%)

ⓘ 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 ≥113°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,984
• − Mortgage interest: −$1,821
• − Property taxes: −$239
• − Insurance: −$162
• − Repairs & maintenance: −$799
• − Management: −$799
• − Depreciation: −$945
• Taxable income: $5,219
• Est. tax owed @ 24.0%: −$1,253
• After-tax cash flow: $4,188/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: Liberty-Eylau ISD
• NCES district ID: 4827390
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $38,285
• Composite: 17.61/100
• National rank: #9037
• State rank: #772 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

• 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

+96.0% since first listed

9 events — show timeline

• 2026-04-11 Price Changed $39,200 TBOR
• 2025-12-29 Listed $43,500 TBOR
• 2025-11-07 Pending — TBOR
• 2025-11-07 Sold (MLS) — TBOR
• 2025-09-20 Listed $23,900 TBOR
• 2025-09-09 Sold (MLS) — TBOR
• 2025-08-29 Pending — TBOR
• 2025-08-18 Listed $20,000 TBOR
• 1989-07-10 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2025): $239 · +8.0% YoY. Source: county tax records.