3105 Jefferson Ave · Texarkana, AR 71854

$95,000

2 bd · 1.0 ba · 850 sqft · SingleFamily public records · 26 Days on market

Built 1947 6,098 sqft lot Est $76k · 24% over

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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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +5.4/10.0
• 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

This is one super cute doll house! From the spacious living area to the back yard, everything in this home feels large! Within the last two years there have been numerous upgrades, plumbing, electrical, flooring, windows, siding, paint, shiplap, you name it! You have got to see this adorable home to believe it. With summer coming you can spend your evenings on the back covered deck and the yard is large enough to install a pool and still have plenty of room. So come take a look and make this one your own!

Key facts

• Attached carport
• Covered patio
• Large laundry room

Tags

• FENCED IN YARD
• ATTACHED CARPORT
• COVERED PATIO
• LARGE LAUNDRY ROOM

Property features AI

Finance

• Other: Located in the Industrial College subdivision; Directions: From N State Line, turn onto Realtor Ave. Right onto Jefferson, 1.2 miles, home is on right.

Exterior

• Parking: 1 covered parking space; Attached carport (1 space)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Pillar/post/pier foundation
• Construction: Shingle roof
• Exterior features: Covered patio; Patio; Chain link fencing; Concrete road access

Interior

• Kitchen: Gas range
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling
• Interior features: Gas range; Gas water heater; No fireplace
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($992 rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: crime F, amenities F, commute 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.
• Zoned schools: Edward D. Trice Elem. School (math 35% / reading 27%, grade F, #297 of 454 statewide, top 65%, 476 students, 100% FRL); Arkansas Middle School (906 students, 100% FRL); Arkansas High School (math 16% / reading 25%, grade F, #233 of 292 statewide, top 80%, 1,060 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 276 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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

• It's been on market 26 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $58k; list at $95k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 24% 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.04% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $76,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2319 Garland Ave	0.55mi	2/1.0	892 (+5%)	2mo	$80,000	$90	65

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,172
• Equity at exit: $14,165

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $12,905
• Equity at exit: $8,214

Cash invested: $26,600 (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: 276
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $992 high
• Mortgage (P&I): −$498
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $192

Break-even live

Break-even rent $749

Max offer price $95,000

Occupancy floor 76%

Sensitivity live

Price	-10% $246	-5% $219	+0% $192	+5% $165	+10% $139
Rent	-10% $114	-5% $153	+0% $192	+5% $231	+10% $271
Rate	-1.0pp $240	-0.5pp $216	base $192	+0.5pp $168	+1.0pp $143

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 E 35th St Texarkana, AR	1.0	1.0	650	$679	$1.04	45d	1	0.33mi
1400 E 35th St Unit PS6-052 Texarkana, AR	2.0	2.0	1025	$899	$0.88	45d	1	0.35mi
1400 E 35th St Unit PS2-013 Texarkana, AR	2.0	1.0	980	$859	$0.88	45d	1	0.35mi
1400 E 35th St Unit PS16-142 Texarkana, AR	2.0	1.0	980	$809	$0.83	45d	1	0.35mi
2400 Brookridge Dr Texarkana, AR	2.0–3.0	1.0–2.0	1000	$750	$0.75	45d	3	0.63mi
2301 Arkansas Blvd Texarkana, AR	1.0–3.0	1.0–2.0	969	$1,022	$1.05	45d	35	0.99mi

Listing history 23 events

1. 2026-06-21
   days on market $95,000 Active 26 DOM
2. 2026-06-19
   days on market $95,000 Active 24 DOM
3. 2026-06-18
   days on market $95,000 Active 23 DOM
4. 2026-06-17
   days on market $95,000 Active 22 DOM
5. 2026-06-16
   days on market $95,000 Active 21 DOM
6. 2026-06-15
   days on market $95,000 Active 20 DOM
7. 2026-06-14
   days on market $95,000 Active 18 DOM
8. 2026-06-13
   days on market $95,000 Active 17 DOM
9. 2026-06-10
   days on market $95,000 Active 15 DOM
10. 2026-06-09
    days on market $95,000 Active 14 DOM
11. 2026-06-08
    days on market $95,000 Active 13 DOM
12. 2026-06-07
    days on market $95,000 Active 12 DOM
13. 2026-06-05
    days on market $95,000 Active 9 DOM
14. 2026-06-03
    days on market $95,000 Active 8 DOM
15. 2026-06-02
    days on market $95,000 Active 7 DOM
16. 2026-06-01
    days on market $95,000 Active 6 DOM
17. 2026-05-31
    days on market $95,000 Active 5 DOM
18. 2026-05-30
    days on market $95,000 Active 4 DOM
19. 2026-05-26
    listed $95,000 Active
20. 2026-02-05
    soldstatus $58,350
21. 2021-07-08
    soldstatus 513-char remark

    Show marketing remark (513 chars)

    This is one super cute doll house! From the spacious living area to the back yard, everything in this home feels large! Within the last two years there have been numerous upgrades, plumbing, electrical, flooring, windows, siding, paint, shiplap, you name it! You have got to see this adorable home to believe it. With summer coming you can spend your evenings on the back covered deck and the yard is large enough to install a pool and still have plenty of room. So come take a look and make this one your own!

22. 2021-05-21
    listed $80,900 513-char remark

    Show marketing remark (513 chars)

    This is one super cute doll house! From the spacious living area to the back yard, everything in this home feels large! Within the last two years there have been numerous upgrades, plumbing, electrical, flooring, windows, siding, paint, shiplap, you name it! You have got to see this adorable home to believe it. With summer coming you can spend your evenings on the back covered deck and the yard is large enough to install a pool and still have plenty of room. So come take a look and make this one your own!

23. 2018-11-06
    soldstatus $33,500

ⓘ 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: $644 · $54/mo
• Projected year-2 tax: $644 · $54/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $11,905
• − Mortgage interest: −$5,321
• − Property taxes: −$644
• − Insurance: −$475
• − Repairs & maintenance: −$952
• − Management: −$952
• − Depreciation: −$2,764
• Taxable income: $796
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $2,116/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

+183.6% since first listed

5 events — show timeline

• 2026-05-26 Listed $95,000 TBOR
• 2026-02-05 Sold (Public Records) $58,350 Public Records
• 2021-07-08 Sold (MLS) — TBOR
• 2021-05-21 Listed $80,900 TBOR
• 2018-11-06 Sold (Public Records) $33,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $644 · +10.0% YoY. Source: county tax records.