2308 County Ave · Texarkana, AR 71854

$170,000

3 bd · 2.0 ba · 2,027 sqft · SingleFamily public records · 5 Days on market

Built 1941 0.31 ac lot $84/sqft · at area comps Est $163k · at est.

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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 +17.5/30.0
• DSCR +5.5/10.0
• ARV discount +5.5/15.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built with double brick exterior. This home has the cozy cottage feels for sure. Walk into the sun room and be transported back in time. The living and dining room are full of natural light. Twin built in seating on each side of the fireplace. Built in book cases as you enter the dining area. One bedroom has built in cabinets by windows. More window seats in one of the bedrooms. French doors from the dining area lead to a side fenced in yard. New meter box, all fresh paint inside, new Ceiling fans and some lighting. New garage door installed in July. New windows and AC has been serviced. Breakfast area off the kitchen and extra large laundry room could double as a home office or class room.

Key facts

• Enclosed garage
• Oversized driveway
• 0.31 acre lot

Tags

• BUILT IN DOG WASHING STATION
• PRIVACY FENCED BACKYARD
• OVERSIZED DRIVEWAY
• ENCLOSED GARAGE

Property features AI

Exterior

• Parking: Attached 1-car garage with workshop; 1 covered parking space (total 1 parking space)
• Security: Security system
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence; One story; Slab foundation
• Construction: Brick and concrete construction; Shingle roof; Built on slab foundation
• Exterior features: Covered patio; Privacy wood fencing; Other detached structure

Interior

• Kitchen: Appliances: Other
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Smart thermostat; Fireplace in the living room; Storage
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

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 $145k (14.5% below list).
• Recommended offer: $145k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 21 units permitted in Miller County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($47k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,392 (14.5% below list)

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (median comp): $162,643
• List price: $170,000
• Delta: 4.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2323 County Ave	0.06mi	3/2.0	2,158 (+6%)	6mo	$140,000	$65	82
1901 Ash St	0.29mi	3/2.0	1,965 (-3%)	6mo	$180,000	$92	76
1304 E 30th	0.68mi	3/2.0	1,871 (-8%)	20mo	$97,500	$52	39
1222 Garland Ave	0.70mi	4/2.0 (+1)	1,844 (-9%)	22mo	$135,000	$73	29

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-19,279
• Equity at exit: $25,348

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-6,348
• Equity at exit: $14,698

Cash invested: $47,600 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,454 high
• Mortgage (P&I): −$891
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $131

Break-even live

Break-even rent $1,288

Max offer price $170,000

Occupancy floor 86%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2101 Pecan St Texarkana, AR	3.0	1.0	1453	$1,125	$0.77	43d	1	0.15mi
2405 Tyler Ln Texarkana, AR	3.0	2.0	1905	$1,890	$0.99	43d	1	0.55mi
3302 Anthony Dr Texarkana, TX	3.0	2.0	1726	$850	$0.49	43d	1	0.94mi
4101 Olive St Texarkana, TX	2.0	1.0	1400	$1,300	$0.93	43d	1	1.01mi
3514 Sabine Ave Texarkana, TX	4.0	2.0	1600	$1,845	$1.15	43d	1	1.17mi

Listing history 8 events

1. 2026-05-07
   status Pending 883-char remark
2. 2026-05-02
   listed $170,000 Active 883-char remark
3. 2020-09-11
   soldstatus $123,000 700-char remark

   Show marketing remark (700 chars)

   Built with double brick exterior. This home has the cozy cottage feels for sure. Walk into the sun room and be transported back in time. The living and dining room are full of natural light. Twin built in seating on each side of the fireplace. Built in book cases as you enter the dining area. One bedroom has built in cabinets by windows. More window seats in one of the bedrooms. French doors from the dining area lead to a side fenced in yard. New meter box, all fresh paint inside, new Ceiling fans and some lighting. New garage door installed in July. New windows and AC has been serviced. Breakfast area off the kitchen and extra large laundry room could double as a home office or class room.

4. 2020-09-09
   soldstatus $123,000
5. 2020-07-21
   listed $123,000 700-char remark

   Show marketing remark (700 chars)

   Built with double brick exterior. This home has the cozy cottage feels for sure. Walk into the sun room and be transported back in time. The living and dining room are full of natural light. Twin built in seating on each side of the fireplace. Built in book cases as you enter the dining area. One bedroom has built in cabinets by windows. More window seats in one of the bedrooms. French doors from the dining area lead to a side fenced in yard. New meter box, all fresh paint inside, new Ceiling fans and some lighting. New garage door installed in July. New windows and AC has been serviced. Breakfast area off the kitchen and extra large laundry room could double as a home office or class room.

6. 2006-07-24
   soldstatus $60,000
7. 1999-07-15
   soldstatus $63,000
8. 1997-08-01
   soldstatus $55,000

ⓘ 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: $663 · $55/mo
• Projected year-2 tax: $1,088 · $91/mo
• Expected delta: +$425/yr (+$35/mo · 64.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 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: $17,447
• − Mortgage interest: −$9,523
• − Property taxes: −$663
• − Insurance: −$850
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$4,945
• Taxable loss: −$1,326
• Est. tax savings @ 24.0%: +$318
• After-tax cash flow: $1,890/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

+209.1% since first listed

10 events — show timeline

• 2026-06-08 Sold (Public Records) $170,000 Public Records
• 2026-06-08 Sold (MLS) — TBOR
• 2026-05-07 Pending — TBOR
• 2026-05-02 Listed $170,000 TBOR
• 2020-09-11 Sold (MLS) $123,000 TBOR
• 2020-09-09 Sold (Public Records) $123,000 Public Records
• 2020-07-21 Listed $123,000 TBOR
• 2006-07-24 Sold (Public Records) $60,000 Public Records
• 1999-07-15 Sold (Public Records) $63,000 Public Records
• 1997-08-01 Sold (Public Records) $55,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $663 · -5.7% YoY. Source: county tax records.