1207 Mockingbird Ln · Texarkana, TX 75501

$80,000

2 bd · 1.0 ba · 1,067 sqft · SingleFamily public records · 89 Days on market

6,969 sqft lot $75/sqft · 32% below area Est $118k · 32% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.6/10.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity & First-Time Buyer Gem in the Heart of Texarkana! Welcome to 1207 Mockingbird Lane, conveniently for quick access to shopping, dining, schools, medical and everyday essentials—all while tucked away on a quiet, established street. This move-in ready home blends classic character with practical updates, making it an excellent choice for first-time home buyers, downsizers, or investors looking for an affordable property in Texarkana with strong potential. Original hardwood floors add warmth and charm throughout the living spaces, while durable vinyl flooring in the kitchen and bath offers easy upkeep. Enjoy peace of mind with central heat and air, updated plumbing, energy-efficient Duo-Therm double-hung windows, and added insulation—including the garage—for improved year-round comfort and efficiency. The dining area features built-in shelving for additional pantry or storage space, with flexibility to create a more open layout if desired. Outside, the fully fenced backyard offers endless possibilities with two concrete pads already in place—ideal for outdoor entertaining, a future gazebo, workshop space, or additional projects. Whether you're searching for your first home, a low-maintenance rental property, or an affordable investment opportunity under $100K in Texarkana, this property delivers value, convenience, and potential. Don't miss your chance to own a well-maintained home at an affordable price—schedule your showing today!

Key facts

• Vinyl in kitchen
• Hardwood floors
• Updated plumbing

Tags

• HARDWOOD FLOORS
• VINYL IN KITCHEN
• UPDATED PLUMBING
• ENERGY EFFICIENT WINDOWS
• FULLY FENCED BACKYARD
• WASHER AND DRYER CONNECTIONS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

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 ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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+, 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: Rents rising (+1.6%/yr); 324 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.26% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 6.6

CMA / ARV

• ARV (median comp): $117,717
• List price: $80,000
• Delta: -32.04%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.63% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-930
• Equity at exit: $11,928

10-year hold

• IRR: 7.0%
• Equity multiple: 1.49×
• Total profit: $11,073
• Equity at exit: $6,917

Cash invested: $22,400 (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 75501

• Home prices YoY: -34.9%
• Rents YoY: 1.6%
• Active inventory: 324
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,010 high
• Mortgage (P&I): −$420
• Tax from tax record: −$135 /mo · $1,619/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $210

Break-even live

Break-even rent $744

Max offer price $80,000

Occupancy floor 74%

Sensitivity live

Price	-10% $255	-5% $233	+0% $210	+5% $187	+10% $165
Rent	-10% $130	-5% $170	+0% $210	+5% $250	+10% $290
Rate	-1.0pp $250	-0.5pp $230	base $210	+0.5pp $189	+1.0pp $168

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1410 Richmond Rd Texarkana, TX	1.0	1.0	715	$795	$1.11	45d	1	0.21mi
1504 Colorado St Texarkana, TX	3.0	2.0	1298	$1,595	$1.23	45d	1	0.82mi
313-315 Brookwood Dr Unit 315 Texarkana, TX	2.0	1.5	1173	$1,095	$0.93	45d	1	0.95mi
315 Brookwood Dr Texarkana, TX	2.0	1.5	1173	$1,095	$0.93	45d	1	0.95mi
501 Westlawn Dr Texarkana, TX	2.0	1.0	775	$800	$1.03	45d	1	1.07mi
722 W 34th St Texarkana, TX	2.0	1.0	1298	$1,300	$1.00	45d	1	1.16mi
4101 Olive St Texarkana, TX	2.0	1.0	1400	$1,300	$0.93	45d	1	1.50mi

Listing history 25 events

1. 2026-06-21
   days on market $80,000 Active 89 DOM
2. 2026-06-19
   days on market $80,000 Active 87 DOM
3. 2026-06-18
   days on market $80,000 Active 86 DOM
4. 2026-06-17
   days on market $80,000 Active 85 DOM
5. 2026-06-16
   days on market $80,000 Active 84 DOM
6. 2026-06-15
   days on market $80,000 Active 83 DOM
7. 2026-06-14
   days on market $80,000 Active 81 DOM
8. 2026-06-13
   days on market $80,000 Active 80 DOM
9. 2026-06-10
   days on market $80,000 Active 78 DOM
10. 2026-06-09
    days on market $80,000 Active 77 DOM
11. 2026-06-08
    days on market $80,000 Active 76 DOM
12. 2026-06-07
    days on market $80,000 Active 75 DOM
13. 2026-06-05
    days on market $80,000 Active 72 DOM
14. 2026-06-02
    days on market $80,000 Active 70 DOM
15. 2026-06-01
    days on market $80,000 Active 69 DOM
16. 2026-05-31
    days on market $80,000 Active 68 DOM
17. 2026-05-30
    days on market $80,000 Active 67 DOM
18. 2026-05-08
    price $80,000 1509-char remark

    Show marketing remark (1509 chars)

    Investor Opportunity & First-Time Buyer Gem in the Heart of Texarkana! Welcome to 1207 Mockingbird Lane, conveniently for quick access to shopping, dining, schools, medical and everyday essentials—all while tucked away on a quiet, established street. This move-in ready home blends classic character with practical updates, making it an excellent choice for first-time home buyers, downsizers, or investors looking for an affordable property in Texarkana with strong potential. Original hardwood floors add warmth and charm throughout the living spaces, while durable vinyl flooring in the kitchen and bath offers easy upkeep. Enjoy peace of mind with central heat and air, updated plumbing, energy-efficient Duo-Therm double-hung windows, and added insulation—including the garage—for improved year-round comfort and efficiency. The dining area features built-in shelving for additional pantry or storage space, with flexibility to create a more open layout if desired. Outside, the fully fenced backyard offers endless possibilities with two concrete pads already in place—ideal for outdoor entertaining, a future gazebo, workshop space, or additional projects. Whether you're searching for your first home, a low-maintenance rental property, or an affordable investment opportunity under $100K in Texarkana, this property delivers value, convenience, and potential. Don't miss your chance to own a well-maintained home at an affordable price—schedule your showing today!

19. 2026-04-23
    price $90,000 1509-char remark

    Show marketing remark (1509 chars)

    Investor Opportunity & First-Time Buyer Gem in the Heart of Texarkana! Welcome to 1207 Mockingbird Lane, conveniently for quick access to shopping, dining, schools, medical and everyday essentials—all while tucked away on a quiet, established street. This move-in ready home blends classic character with practical updates, making it an excellent choice for first-time home buyers, downsizers, or investors looking for an affordable property in Texarkana with strong potential. Original hardwood floors add warmth and charm throughout the living spaces, while durable vinyl flooring in the kitchen and bath offers easy upkeep. Enjoy peace of mind with central heat and air, updated plumbing, energy-efficient Duo-Therm double-hung windows, and added insulation—including the garage—for improved year-round comfort and efficiency. The dining area features built-in shelving for additional pantry or storage space, with flexibility to create a more open layout if desired. Outside, the fully fenced backyard offers endless possibilities with two concrete pads already in place—ideal for outdoor entertaining, a future gazebo, workshop space, or additional projects. Whether you're searching for your first home, a low-maintenance rental property, or an affordable investment opportunity under $100K in Texarkana, this property delivers value, convenience, and potential. Don't miss your chance to own a well-maintained home at an affordable price—schedule your showing today!

20. 2026-04-08
    price $95,000 1509-char remark

    Show marketing remark (1509 chars)

    Investor Opportunity & First-Time Buyer Gem in the Heart of Texarkana! Welcome to 1207 Mockingbird Lane, conveniently for quick access to shopping, dining, schools, medical and everyday essentials—all while tucked away on a quiet, established street. This move-in ready home blends classic character with practical updates, making it an excellent choice for first-time home buyers, downsizers, or investors looking for an affordable property in Texarkana with strong potential. Original hardwood floors add warmth and charm throughout the living spaces, while durable vinyl flooring in the kitchen and bath offers easy upkeep. Enjoy peace of mind with central heat and air, updated plumbing, energy-efficient Duo-Therm double-hung windows, and added insulation—including the garage—for improved year-round comfort and efficiency. The dining area features built-in shelving for additional pantry or storage space, with flexibility to create a more open layout if desired. Outside, the fully fenced backyard offers endless possibilities with two concrete pads already in place—ideal for outdoor entertaining, a future gazebo, workshop space, or additional projects. Whether you're searching for your first home, a low-maintenance rental property, or an affordable investment opportunity under $100K in Texarkana, this property delivers value, convenience, and potential. Don't miss your chance to own a well-maintained home at an affordable price—schedule your showing today!

21. 2026-03-24
    listed $100,000 Active 1509-char remark

    Show marketing remark (1509 chars)

    Investor Opportunity & First-Time Buyer Gem in the Heart of Texarkana! Welcome to 1207 Mockingbird Lane, conveniently for quick access to shopping, dining, schools, medical and everyday essentials—all while tucked away on a quiet, established street. This move-in ready home blends classic character with practical updates, making it an excellent choice for first-time home buyers, downsizers, or investors looking for an affordable property in Texarkana with strong potential. Original hardwood floors add warmth and charm throughout the living spaces, while durable vinyl flooring in the kitchen and bath offers easy upkeep. Enjoy peace of mind with central heat and air, updated plumbing, energy-efficient Duo-Therm double-hung windows, and added insulation—including the garage—for improved year-round comfort and efficiency. The dining area features built-in shelving for additional pantry or storage space, with flexibility to create a more open layout if desired. Outside, the fully fenced backyard offers endless possibilities with two concrete pads already in place—ideal for outdoor entertaining, a future gazebo, workshop space, or additional projects. Whether you're searching for your first home, a low-maintenance rental property, or an affordable investment opportunity under $100K in Texarkana, this property delivers value, convenience, and potential. Don't miss your chance to own a well-maintained home at an affordable price—schedule your showing today!

22. 2023-01-23
    soldstatus
23. 2023-01-10
    soldstatus 932-char remark

    Show marketing remark (932 chars)

    Perfect for a person that wants to have their own home that has some upgrades that make this house a solid investment but needs a little personalization that paint will transform. The floors are solid wood in good condition, the walls are all sheetrock, with no popcorn ceilings. There is a Closed Envelope Gas Fireplace in the Living Area, and it has a large Dining Room. You have a Kitchen that includes a Stove and a Refrigerator/Freezer combo and a double sink with view to the Backyard. The floors in the bath and kitchen have vinyl however, they may have wood underneath, that is unknown at this time. There is a grand Claw Tub in the Bath and a Pedestal Sink. The Windows are Thermopane and double hung so they can be cleaned easily, and there is a Newer Steel Roof that is less than 5 years old. The entire home has been professionally sided so there is literally only the interior left to complete, to make this home yours.

24. 2022-11-04
    listed $69,900 932-char remark

    Show marketing remark (932 chars)

    Perfect for a person that wants to have their own home that has some upgrades that make this house a solid investment but needs a little personalization that paint will transform. The floors are solid wood in good condition, the walls are all sheetrock, with no popcorn ceilings. There is a Closed Envelope Gas Fireplace in the Living Area, and it has a large Dining Room. You have a Kitchen that includes a Stove and a Refrigerator/Freezer combo and a double sink with view to the Backyard. The floors in the bath and kitchen have vinyl however, they may have wood underneath, that is unknown at this time. There is a grand Claw Tub in the Bath and a Pedestal Sink. The Windows are Thermopane and double hung so they can be cleaned easily, and there is a Newer Steel Roof that is less than 5 years old. The entire home has been professionally sided so there is literally only the interior left to complete, to make this home yours.

25. 1998-12-29
    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: $1,619 · $135/mo
• Projected year-2 tax: $1,619 · $135/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 ≥111°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,117
• − Mortgage interest: −$4,481
• − Property taxes: −$1,619
• − Insurance: −$400
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$2,327
• Taxable income: $1,351
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $2,195/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): 34,866
• Household income: $45,995
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1289.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 54% Black 33% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 5% · Canada
• 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: ▼ -79.14%
• Current HPI: 147.9402
• Rent YoY: ▲ 1.63%
• 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

+14.4% since first listed

8 events — show timeline

• 2026-05-08 Price Changed $80,000 TBOR
• 2026-04-23 Price Changed $90,000 TBOR
• 2026-04-08 Price Changed $95,000 TBOR
• 2026-03-24 Listed $100,000 TBOR
• 2023-01-23 Sold (Public Records) — Public Records
• 2023-01-10 Sold (MLS) — TBOR
• 2022-11-04 Listed $69,900 TBOR
• 1998-12-29 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,619 · -0.0% YoY. Source: county tax records.