536 W 36th St · Texarkana, TX 75503

$185,000

4 bd · 3.0 ba · 2,058 sqft · SingleFamily public records · 153 Days on market

0.30 ac lot $90/sqft · at area comps Est $182k · at est. ↓ 12% since listing

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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 +19.5/30.0
• ARV discount +6.7/15.0
• DSCR +6.2/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Homes like this are hard to find—offering 4 bedrooms and 3 full baths with flexible living space to fit your needs. The oversized fourth bedroom provides endless possibilities and would make a great game room, second living area, home office, or guest space. It has its own exterior door and en suite bathroom. Recent updates include fresh paint inside and out, new flooring throughout, and a newly added covered patio. The home sits on a desirable corner lot and features an attached 2-car carport. Outside, you'll find a privacy fenced backyard ideal for relaxing or pets, along with an additional storage building. This home is move in ready!

Key facts

• En suite bathroom
• Storage building
• Covered patio

Tags

• OVERSIZED FOURTH BEDROOM
• EN SUITE BATHROOM
• COVERED PATIO
• CORNER LOT
• PRIVACY FENCED BACKYARD
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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+, schools D, crime D.
• Texarkana ISD (urban): math 36% / reading 41% proficiency, ranked #472 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 298 active listings in the ZIP; 6 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; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).
• This rent runs 32% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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?
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: 1.05% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

• ARV (median comp): $181,676
• List price: $185,000
• Delta: 1.83%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-16,551
• Equity at exit: $27,584

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,027
• Equity at exit: $15,995

Cash invested: $51,800 (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: 298
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$970
• Tax from tax record: −$271 /mo · $3,256/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $210

Break-even live

Break-even rent $1,669

Max offer price $185,000

Occupancy floor 84%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3302 Anthony Dr Texarkana, TX	3.0	2.0	1726	$850	$0.49	43d	1	0.36mi
3514 Sabine Ave Texarkana, TX	4.0	2.0	1600	$1,845	$1.15	43d	1	0.47mi
2101 Pecan St Texarkana, AR	3.0	1.0	1453	$1,125	$0.77	43d	1	0.92mi
2200 Shady Ln Texarkana, TX	5.0	2.0	2514	$2,200	$0.88	43d	1	1.17mi
2405 Tyler Ln Texarkana, AR	3.0	2.0	1905	$1,890	$0.99	43d	1	1.25mi
2011 Mall Dr Texarkana, TX	5.0	1.0	2656	$2,700	$1.02	43d	1	1.36mi

Listing history 20 events

1. 2026-06-18
   statusdays on market $185,000 Pending 153 DOM
2. 2026-06-17
   days on market $185,000 Active 152 DOM
3. 2026-06-16
   days on market $185,000 Active 151 DOM
4. 2026-06-15
   days on market $185,000 Active 150 DOM
5. 2026-06-14
   days on market $185,000 Active 148 DOM
6. 2026-06-13
   days on market $185,000 Active 147 DOM
7. 2026-06-10
   days on market $185,000 Active 145 DOM
8. 2026-06-09
   days on market $185,000 Active 144 DOM
9. 2026-06-08
   days on market $185,000 Active 143 DOM
10. 2026-06-07
    days on market $185,000 Active 142 DOM
11. 2026-06-05
    days on market $185,000 Active 139 DOM
12. 2026-06-02
    days on market $185,000 Active 137 DOM
13. 2026-06-01
    days on market $185,000 Active 136 DOM
14. 2026-05-31
    days on market $185,000 Active 135 DOM
15. 2026-05-30
    days on market $185,000 Active 134 DOM
16. 2026-04-17
    price $185,000 651-char remark

    Show marketing remark (651 chars)

    Homes like this are hard to find—offering 4 bedrooms and 3 full baths with flexible living space to fit your needs. The oversized fourth bedroom provides endless possibilities and would make a great game room, second living area, home office, or guest space. It has its own exterior door and en suite bathroom. Recent updates include fresh paint inside and out, new flooring throughout, and a newly added covered patio. The home sits on a desirable corner lot and features an attached 2-car carport. Outside, you'll find a privacy fenced backyard ideal for relaxing or pets, along with an additional storage building. This home is move in ready!

17. 2026-03-16
    price $200,000 651-char remark

    Show marketing remark (651 chars)

    Homes like this are hard to find—offering 4 bedrooms and 3 full baths with flexible living space to fit your needs. The oversized fourth bedroom provides endless possibilities and would make a great game room, second living area, home office, or guest space. It has its own exterior door and en suite bathroom. Recent updates include fresh paint inside and out, new flooring throughout, and a newly added covered patio. The home sits on a desirable corner lot and features an attached 2-car carport. Outside, you'll find a privacy fenced backyard ideal for relaxing or pets, along with an additional storage building. This home is move in ready!

18. 2026-01-16
    listed $210,000 Active 651-char remark

    Show marketing remark (651 chars)

    Homes like this are hard to find—offering 4 bedrooms and 3 full baths with flexible living space to fit your needs. The oversized fourth bedroom provides endless possibilities and would make a great game room, second living area, home office, or guest space. It has its own exterior door and en suite bathroom. Recent updates include fresh paint inside and out, new flooring throughout, and a newly added covered patio. The home sits on a desirable corner lot and features an attached 2-car carport. Outside, you'll find a privacy fenced backyard ideal for relaxing or pets, along with an additional storage building. This home is move in ready!

19. 2016-08-02
    soldstatus
20. 2003-08-28
    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: $3,256 · $271/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$129/yr (+$11/mo · 4.0%)

ⓘ 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 26% 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: $23,219
• − Mortgage interest: −$10,363
• − Property taxes: −$3,256
• − Insurance: −$925
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$5,382
• Taxable loss: −$422
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $2,621/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 ISD
• NCES district ID: 4842480
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $35,692
• Composite: 31.87/100
• National rank: #5867
• State rank: #472 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

• Census place: Texarkana, TX
• 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

-11.9% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $185,000 TBOR
• 2026-03-16 Price Changed $200,000 TBOR
• 2026-01-16 Listed $210,000 TBOR
• 2016-08-02 Sold (Public Records) — Public Records
• 2003-08-28 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,256 · +3.7% YoY. Source: county tax records.