6108 Pebble Brk · Texarkana, TX 75503

$305,000

3 bd · 2.0 ba · 1,899 sqft · SingleFamily public records · 59 Days on market

Built 1984 0.64 ac lot Est $279k · 9% 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 +13.6/30.0
• Schools +5.6/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• ARV discount +3.3/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you're seeking a home within the desirable PGISD while benefiting from lower taxes, this is the perfect opportunity for you—it's located in the county! This remarkable property sits on 0.64 acres within a charming, established neighborhood, offering endless possibilities to create your dream home. This house boasts solid construction and a spacious layout, just waiting for your creative touch. The expansive living room seamlessly flows into the kitchen, making it an entertainer's paradise. With three bedrooms, the primary suite features its own bathroom, ready for you to personalize to your taste. The guest bathroom also presents an exciting opportunity for transformation, serving as a blank canvas for your vision. For those who work from home, you'll appreciate the dedicated office space that ensures productivity in a quiet environment. The generously sized laundry room offers plenty of room for adding a folding counter to enhance your daily routine. Step outside to discover an impressive backyard, complete with additional space that has electricity and window units. This versatile area is perfect for hobbyists, providing an ideal space to pursue your passions. Don't miss out on this exceptional property—envision the possibilities and make it your own!

Key facts

• Rock fireplace
• New appliances
• Abundant cabinetry

Tags

• SPACIOUS .64-ACRE LOT
• ROCK FIREPLACE
• CHEF-INSPIRED KITCHEN
• GRANITE COUNTERTOPS
• NEW APPLIANCES
• ABUNDANT CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $18 ($219/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 $260k (14.8% below list).
• Recommended offer: $260k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Pleasant Grove ISD (urban): math 63% / reading 65% proficiency, ranked #30 of 826 in TX (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Margaret Fischer Davis El (530 students, 45% FRL); Pleasant Grove Middle (math 56% / reading 60%, grade B, #197 of 1,662 statewide, top 12%, 501 students, 41% FRL); Pleasant Grove H S (math 57% / reading 72%, grade B-, #199 of 1,632 statewide, top 14%, 796 students, 28% FRL).
• Market conditions: 301 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; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).
• This rent runs 43% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($296k) 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

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,804 (14.8% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.85% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $279,153
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6401 Sleepy Holw	0.51mi	3/2.0	1,979 (+4%)	1mo	$290,000	$147	68

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-48,267
• Equity at exit: $45,476

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-40,558
• Equity at exit: $26,371

Cash invested: $85,400 (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 75503

• Home prices YoY: -21.0%
• Active inventory: 301
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,598 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$308 /mo · $3,692/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $18

Break-even live

Break-even rent $2,575

Max offer price $305,000

Occupancy floor 94%

Sensitivity live

Price	-10% $191	-5% $105	+0% $18	+5% $-68	+10% $-154
Rent	-10% $-187	-5% $-84	+0% $18	+5% $121	+10% $223
Rate	-1.0pp $172	-0.5pp $96	base $18	+0.5pp $-61	+1.0pp $-141

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6503 Chaparral St Texarkana, TX	3.0	2.0	1427	$4,500	$3.15	45d	1	0.40mi
3681 Cooper Ridge Dr Texarkana, TX	3.0	2.0	1500	$2,398	$1.60	45d	3	0.76mi
5911 Richmond Rd Texarkana, TX	1.0–3.0	1.0–2.0	1049	$2,000	$1.91	45d	14	0.82mi
3606 Sylvia Dr Texarkana, TX	4.0	2.0	2500	$3,000	$1.20	45d	1	0.84mi
3515 Arista Blvd Texarkana, TX	1.0–3.0	1.0–2.0	1130	$1,600	$1.42	45d	27	1.09mi
3478 Brooke Pl Unit 3427 Texarkana, TX	3.0	2.5	1440	$1,600	$1.11	45d	1	1.24mi

Listing history 9 events

1. 2026-04-24
   status Pending
2. 2026-03-31
   price $305,000
3. 2026-03-10
   price $309,000
4. 2026-02-24
   listed $319,000 Active
5. 2025-12-01
   soldstatus Closed 1288-char remark

   Show marketing remark (1288 chars)

   If you're seeking a home within the desirable PGISD while benefiting from lower taxes, this is the perfect opportunity for you—it's located in the county! This remarkable property sits on 0.64 acres within a charming, established neighborhood, offering endless possibilities to create your dream home. This house boasts solid construction and a spacious layout, just waiting for your creative touch. The expansive living room seamlessly flows into the kitchen, making it an entertainer's paradise. With three bedrooms, the primary suite features its own bathroom, ready for you to personalize to your taste. The guest bathroom also presents an exciting opportunity for transformation, serving as a blank canvas for your vision. For those who work from home, you'll appreciate the dedicated office space that ensures productivity in a quiet environment. The generously sized laundry room offers plenty of room for adding a folding counter to enhance your daily routine. Step outside to discover an impressive backyard, complete with additional space that has electricity and window units. This versatile area is perfect for hobbyists, providing an ideal space to pursue your passions. Don't miss out on this exceptional property—envision the possibilities and make it your own!

6. 2025-10-18
   status Pending 1288-char remark

   Show marketing remark (1288 chars)

   If you're seeking a home within the desirable PGISD while benefiting from lower taxes, this is the perfect opportunity for you—it's located in the county! This remarkable property sits on 0.64 acres within a charming, established neighborhood, offering endless possibilities to create your dream home. This house boasts solid construction and a spacious layout, just waiting for your creative touch. The expansive living room seamlessly flows into the kitchen, making it an entertainer's paradise. With three bedrooms, the primary suite features its own bathroom, ready for you to personalize to your taste. The guest bathroom also presents an exciting opportunity for transformation, serving as a blank canvas for your vision. For those who work from home, you'll appreciate the dedicated office space that ensures productivity in a quiet environment. The generously sized laundry room offers plenty of room for adding a folding counter to enhance your daily routine. Step outside to discover an impressive backyard, complete with additional space that has electricity and window units. This versatile area is perfect for hobbyists, providing an ideal space to pursue your passions. Don't miss out on this exceptional property—envision the possibilities and make it your own!

7. 2025-10-06
   listed $214,000 Active 1288-char remark

   Show marketing remark (1288 chars)

   If you're seeking a home within the desirable PGISD while benefiting from lower taxes, this is the perfect opportunity for you—it's located in the county! This remarkable property sits on 0.64 acres within a charming, established neighborhood, offering endless possibilities to create your dream home. This house boasts solid construction and a spacious layout, just waiting for your creative touch. The expansive living room seamlessly flows into the kitchen, making it an entertainer's paradise. With three bedrooms, the primary suite features its own bathroom, ready for you to personalize to your taste. The guest bathroom also presents an exciting opportunity for transformation, serving as a blank canvas for your vision. For those who work from home, you'll appreciate the dedicated office space that ensures productivity in a quiet environment. The generously sized laundry room offers plenty of room for adding a folding counter to enhance your daily routine. Step outside to discover an impressive backyard, complete with additional space that has electricity and window units. This versatile area is perfect for hobbyists, providing an ideal space to pursue your passions. Don't miss out on this exceptional property—envision the possibilities and make it your own!

8. 2024-05-06
   soldstatus
9. 2000-08-04
   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: $3,692 · $308/mo
• Projected year-2 tax: $5,582 · $465/mo
• Expected delta: +$1,890/yr (+$157/mo · 51.2%)

ⓘ 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 ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $31,176
• − Mortgage interest: −$17,085
• − Property taxes: −$3,692
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,494
• − Management: −$2,494
• − Depreciation: −$8,873
• Taxable loss: −$4,986
• Est. tax savings @ 24.0%: +$1,197
• After-tax cash flow: $1,416/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: Pleasant Grove ISD
• NCES district ID: 4835130
• Math proficiency: 63% ▲ 3.00%
• Reading proficiency: 65% ▲ 6.00%
• Median HH income: $69,316
• Composite: 56.24/100
• National rank: #1175
• State rank: #30 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): 26,372
• Household income: $72,159
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 773.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Hispanic / Latino 7% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam, South Korea
• 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: ▼ -48.09%
• Current HPI: 181.3052
• Rent YoY: —
• 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

+42.5% since first listed

9 events — show timeline

• 2026-04-24 Pending — TBOR
• 2026-03-31 Price Changed $305,000 TBOR
• 2026-03-10 Price Changed $309,000 TBOR
• 2026-02-24 Listed $319,000 TBOR
• 2025-12-01 Sold (MLS) — TBOR
• 2025-10-18 Pending — TBOR
• 2025-10-06 Listed $214,000 TBOR
• 2024-05-06 Sold (Public Records) — Public Records
• 2000-08-04 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,692 · +3.2% YoY. Source: county tax records.