1916 Laurel St · Texarkana, AR 71854

$148,000

3 bd · 2.0 ba · 1,414 sqft · SingleFamily public records · 53 Days on market

Built 1925 6,098 sqft lot $105/sqft · at area comps Est $143k · 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
• ARV discount +5.9/15.0
• DSCR +5.5/10.0
• 1% rule +3.7/10.0
• 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

Historic district home with a covered front porch and a fresh coat of paint! This home offers plenty of living space, including a second living area with picture windows that would make a great office or flex space, as well as a formal dining room. It features abundant natural light, a privacy-fenced backyard, and ample parking in the rear near the alley. The home was recently rented for $1,500 per month.

Key facts

• Covered front porch
• Formal dining room
• Ample parking

Tags

• COVERED FRONT PORCH
• SECOND LIVING AREA
• FORMAL DINING ROOM
• PRIVACY-FENCED BACKYARD
• AMPLE PARKING

Property features AI

Finance

• Other: Subdivision: Arnolds 2nd; Directions: Turn left onto E 20th St from N Stateline Ave then right on Laurel

Exterior

• Parking: Parking pad; Open parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One story; Residential property
• Construction: Wood siding exterior; Composition roof; Pillar/Post/Pier foundation; Built as single-family residence
• Exterior features: Covered patio; Patio; Wood fencing; City street frontage

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas range; Oven; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $129k (13.0% below list).
• Recommended offer: $129k (13.0% 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; 11 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 33% 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 $4k 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 53 days — a 3% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1925 — 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 $128,724 (13.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.87% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 9.6

CMA / ARV

• ARV (median comp): $142,813
• List price: $148,000
• Delta: 3.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1902 Hickory Street St	0.35mi	3/2.0	1,368 (-3%)	15mo	$170,000	$124	66
1823 Garland	0.44mi	3/1.5	1,426 (+1%)	14mo	$99,000	$69	65
1302 Hickory St	0.52mi	3/1.5	1,532 (+8%)	6mo	$60,000	$39	55
1200 Garland Ave	0.66mi	3/2.0	1,292 (-9%)	2mo	$225,000	$174	53
2501 Senator St	0.67mi	3/1.0	1,464 (+4%)	8mo	$152,000	$104	52
2122 Locust St	0.43mi	2/1.0 (-1)	1,232 (-13%)	2mo	$102,200	$83	48
1624 Linden Ave	0.68mi	2/1.0 (-1)	1,508 (+7%)	14mo	$114,900	$76	37

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: $-16,823
• Equity at exit: $22,067

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-5,579
• Equity at exit: $12,796

Cash invested: $41,440 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,287 high
• Mortgage (P&I): −$776
• Tax from tax record: −$66 /mo · $790/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $113

Break-even live

Break-even rent $1,144

Max offer price $148,000

Occupancy floor 86%

Sensitivity live

Price	-10% $197	-5% $155	+0% $113	+5% $71	+10% $29
Rent	-10% $12	-5% $62	+0% $113	+5% $164	+10% $215
Rate	-1.0pp $188	-0.5pp $151	base $113	+0.5pp $75	+1.0pp $36

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2101 Pecan St Texarkana, AR	3.0	1.0	1453	$1,125	$0.77	44d	1	0.30mi
722 W 34th St Texarkana, TX	2.0	1.0	1298	$1,300	$1.00	44d	1	0.81mi
3302 Anthony Dr Texarkana, TX	3.0	2.0	1726	$850	$0.49	44d	1	0.85mi
3801 Magnolia St Unit MG01 Texarkana, TX	3.0	1.5	1200	$1,000	$0.83	44d	1	0.90mi
3514 Sabine Ave Texarkana, TX	4.0	2.0	1600	$1,845	$1.15	44d	1	1.10mi
4101 Olive St Texarkana, TX	2.0	1.0	1400	$1,300	$0.93	44d	1	1.13mi
2400 Brookridge Dr Texarkana, AR	2.0–3.0	1.0–2.0	1000	$1,095	$1.09	44d	3	1.27mi
1400 E 35th St Unit PS6-052 Texarkana, AR	2.0	2.0	1025	$899	$0.88	44d	1	1.38mi
1400 E 35th St Unit PS2-013 Texarkana, AR	2.0	1.0	980	$859	$0.88	44d	1	1.38mi
1400 E 35th St Unit PS16-142 Texarkana, AR	2.0	1.0	980	$809	$0.83	44d	1	1.38mi
1504 Colorado St Texarkana, TX	3.0	2.0	1298	$1,595	$1.23	44d	1	1.46mi

Listing history 30 events

1. 2026-06-19
   days on market $148,000 Active 53 DOM
2. 2026-06-18
   days on market $148,000 Active 52 DOM
3. 2026-06-17
   days on market $148,000 Active 51 DOM
4. 2026-06-16
   days on market $148,000 Active 50 DOM
5. 2026-06-15
   days on market $148,000 Active 49 DOM
6. 2026-06-14
   days on market $148,000 Active 47 DOM
7. 2026-06-13
   days on market $148,000 Active 46 DOM
8. 2026-06-10
   pricedays on market $148,000 Active 44 DOM
9. 2026-06-09
   days on market $155,000 Active 43 DOM
10. 2026-06-08
    days on market $155,000 Active 42 DOM
11. 2026-06-07
    days on market $155,000 Active 41 DOM
12. 2026-06-05
    days on market $155,000 Active 38 DOM
13. 2026-06-03
    days on market $155,000 Active 37 DOM
14. 2026-06-02
    days on market $155,000 Active 36 DOM
15. 2026-06-01
    days on market $155,000 Active 35 DOM
16. 2026-05-31
    days on market $155,000 Active 34 DOM
17. 2026-05-30
    days on market $155,000 Active 33 DOM
18. 2026-04-27
    listed $155,000 Active 408-char remark
19. 2025-12-11
    price $132,500
20. 2025-11-10
    price $137,500
21. 2025-10-30
    price $144,000
22. 2025-10-01
    price $149,000
23. 2025-08-30
    historical $1,529
24. 2025-08-22
    price $1,529
25. 2025-08-12
    price $1,589
26. 2025-07-10
    listed $1,629
27. 2024-08-01
    historical $1,629
28. 2024-07-20
    listed $1,629
29. 2021-08-02
    soldstatus $185,000
30. 2016-02-12
    soldstatus $36,000

ⓘ 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: $790 · $66/mo
• Projected year-2 tax: $947 · $79/mo
• Expected delta: +$157/yr (+$13/mo · 19.8%)

ⓘ 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 ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $15,447
• − Mortgage interest: −$8,290
• − Property taxes: −$790
• − Insurance: −$740
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$4,305
• Taxable loss: −$1,151
• Est. tax savings @ 24.0%: +$276
• After-tax cash flow: $1,635/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

+311.1% since first listed

14 events — show timeline

• 2026-06-09 Price Changed $148,000 TBOR
• 2026-04-27 Listed $155,000 TBOR
• 2025-12-11 Price Changed $132,500 TBOR
• 2025-11-10 Price Changed $137,500 TBOR
• 2025-10-30 Price Changed $144,000 TBOR
• 2025-10-01 Price Changed $149,000 TBOR
• 2025-08-30 Rental Removed $1,529 APPFOLIO
• 2025-08-22 Price Changed $1,529 APPFOLIO
• 2025-08-12 Price Changed $1,589 APPFOLIO
• 2025-07-10 Listed for Rent $1,629 APPFOLIO
• 2024-08-01 Rental Removed $1,629 APPFOLIO
• 2024-07-20 Listed for Rent $1,629 APPFOLIO
• 2021-08-02 Sold (Public Records) $185,000 Public Records
• 2016-02-12 Sold (Public Records) $36,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $790 · +4.5% YoY. Source: county tax records.