2201 Garland Ave · Texarkana, AR 71854

$119,900

3 bd · 1.5 ba · 1,692 sqft · SingleFamily public records · 204 Days on market

Built 1950 8,712 sqft lot $71/sqft · 15% below area Est $141k · 15% under

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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 +27.2/30.0
• ARV discount +14.1/15.0
• DSCR +9.4/10.0
• 1% rule +7.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tons of storage inside and out, workshop space plus a double garage. 2 living areas-a den off the back entry plus a living room at the front with fireplace. The front living opens to the dining room. Living/ Dining have hardwood floors. The kitchen has a wall oven, gas cooktop, dishwasher and HUGE walk-in pantry. There are lots of cabinets for additional storage inside the kitchen as well. The kitchen opens to the spacious laundry room. There are 3 roomy bedrooms. One has a 1/2 bath tucked away. The hall bath has a tub and separate walk-in shower.

Key facts

• Gas cooktop
• Wall oven
• Double garage

Tags

• DOUBLE GARAGE
• FIREPLACE
• HARDWOOD FLOORS
• WALL OVEN
• GAS COOKTOP
• DISHWASHER

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 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; 7 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 38% 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 $829 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($106k) 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.
• Current owner paid $43k; list at $120k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 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 1950 — 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 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?
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: 1.24% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.25%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (median comp): $140,571
• List price: $119,900
• Delta: -14.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2302 Locust St	0.07mi	3/1.0	1,671 (-1%)	8mo	$173,500	$104	86
2501 Senator St	0.24mi	3/1.0	1,464 (-14%)	8mo	$152,000	$104	58
1302 Hickory St	0.56mi	3/1.5	1,532 (-10%)	6mo	$60,000	$39	54
1318 E 31st St	0.70mi	3/2.0	1,577 (-7%)	8mo	$204,900	$130	47
1624 Linden Ave	0.39mi	2/1.0 (-1)	1,508 (-11%)	14mo	$114,900	$76	45
1304 E 30th	0.60mi	3/2.0	1,871 (+11%)	20mo	$97,500	$52	36
1222 Garland Ave	0.57mi	4/2.0 (+1)	1,844 (+9%)	22mo	$135,000	$73	33

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,419
• Equity at exit: $17,877

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $30,300
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $343

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 72%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.21mi
2405 Tyler Ln Texarkana, AR	3.0	2.0	1905	$1,890	$0.99	43d	1	0.35mi
3801 Magnolia St Unit MG01 Texarkana, TX	3.0	1.5	1200	$1,000	$0.83	43d	1	0.92mi
722 W 34th St Texarkana, TX	2.0	1.0	1298	$1,300	$1.00	43d	1	1.09mi
3302 Anthony Dr Texarkana, TX	3.0	2.0	1726	$850	$0.49	43d	1	1.18mi
4101 Olive St Texarkana, TX	2.0	1.0	1400	$1,300	$0.93	43d	1	1.21mi
3514 Sabine Ave Texarkana, TX	4.0	2.0	1600	$1,845	$1.15	43d	1	1.41mi

Listing history 11 events

1. 2026-06-05
   status $119,900 Pending 204 DOM
2. 2026-06-03
   days on market $119,900 Active 204 DOM
3. 2026-06-02
   days on market $119,900 Active 203 DOM
4. 2026-06-01
   days on market $119,900 Active 202 DOM
5. 2026-05-31
   days on market $119,900 Active 201 DOM
6. 2026-05-30
   days on market $119,900 Active 200 DOM
7. 2026-05-11
   status Active 553-char remark

   Show marketing remark (553 chars)

   Tons of storage inside and out, workshop space plus a double garage. 2 living areas-a den off the back entry plus a living room at the front with fireplace. The front living opens to the dining room. Living/ Dining have hardwood floors. The kitchen has a wall oven, gas cooktop, dishwasher and HUGE walk-in pantry. There are lots of cabinets for additional storage inside the kitchen as well. The kitchen opens to the spacious laundry room. There are 3 roomy bedrooms. One has a 1/2 bath tucked away. The hall bath has a tub and separate walk-in shower.

8. 2026-05-01
   historical 553-char remark

   Show marketing remark (553 chars)

   Tons of storage inside and out, workshop space plus a double garage. 2 living areas-a den off the back entry plus a living room at the front with fireplace. The front living opens to the dining room. Living/ Dining have hardwood floors. The kitchen has a wall oven, gas cooktop, dishwasher and HUGE walk-in pantry. There are lots of cabinets for additional storage inside the kitchen as well. The kitchen opens to the spacious laundry room. There are 3 roomy bedrooms. One has a 1/2 bath tucked away. The hall bath has a tub and separate walk-in shower.

9. 2026-04-14
   price $119,900 553-char remark

   Show marketing remark (553 chars)

   Tons of storage inside and out, workshop space plus a double garage. 2 living areas-a den off the back entry plus a living room at the front with fireplace. The front living opens to the dining room. Living/ Dining have hardwood floors. The kitchen has a wall oven, gas cooktop, dishwasher and HUGE walk-in pantry. There are lots of cabinets for additional storage inside the kitchen as well. The kitchen opens to the spacious laundry room. There are 3 roomy bedrooms. One has a 1/2 bath tucked away. The hall bath has a tub and separate walk-in shower.

10. 2025-11-02
    listed $125,000 Active 553-char remark

    Show marketing remark (553 chars)

    Tons of storage inside and out, workshop space plus a double garage. 2 living areas-a den off the back entry plus a living room at the front with fireplace. The front living opens to the dining room. Living/ Dining have hardwood floors. The kitchen has a wall oven, gas cooktop, dishwasher and HUGE walk-in pantry. There are lots of cabinets for additional storage inside the kitchen as well. The kitchen opens to the spacious laundry room. There are 3 roomy bedrooms. One has a 1/2 bath tucked away. The hall bath has a tub and separate walk-in shower.

11. 1995-06-01
    soldstatus $43,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $17,792
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$3,488
• Taxable income: $2,343
• Est. tax owed @ 24.0%: −$562
• After-tax cash flow: $3,550/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

+178.8% since first listed

5 events — show timeline

• 2026-05-11 Relisted — TBOR
• 2026-05-01 Delisted — TBOR
• 2026-04-14 Price Changed $119,900 TBOR
• 2025-11-02 Listed $125,000 TBOR
• 1995-06-01 Sold (Public Records) $43,000 Public Records

Property tax history

-18.4%/yr

Latest (2025): $21 · -82.5% YoY. Source: county tax records.