3509 Skyline Blvd · Texarkana, TX 75503

$195,000

4 bd · 2.5 ba · 2,532 sqft · SingleFamily public records · 23 Days on market

Built 1983 3,920 sqft lot $77/sqft · 32% below area Est $286k · 32% under $105/mo HOA · 5% of rent

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Why this score? — see what drove the C 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• 1% rule +6.2/10.0
• Schools +5.6/10.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This two story Townhome has so much potential a and is ready for its next chapter. 4 bedrooms. 2.5 Baths. Extra-large Living area- perfect for gathering with a built in window seat. Enclosed private patio off the kitchen for added space. Community pool and workout room. Just a short distance from our small local lake. Established neighborhood full of charming homes. This home needs some work but that is where the opportunity comes in. Whether you are a first time home buyer or need more room this house is for you. A little TLC will go a long way here. Extra Large closet upstairs is almost the size of a bedroom!! Curious what this on could become? Check it out.

Key facts

• Workout room
• Community pool
• 3,920 sq ft lot

Tags

• EXTRA LARGE LIVING AREA
• ENCLOSED PRIVATE PATIO
• COMMUNITY POOL
• WORKOUT ROOM
• SHORT DISTANCE FROM LAKE
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Subdivision: Clear Creek Estates 1st
• HOA & community: Homeowners association with a $105 association fee

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces (total 2 parking spaces)
• Security: Security system
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two-story
• Construction: Brick construction; Slab foundation
• Exterior features: Courtyard; Rain gutters; Covered, enclosed, screened patio; Storm doors; Composition roof; In-ground private pool; Corner lot; City street frontage

Interior

• Kitchen: Dishwasher; Disposal; Double oven; Electric cooktop; Water heater
• Bedrooms: Master bedroom on main level
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central electric cooling
• Interior features: Bookcases; Ceiling fans; Walk-in closets; Master suite on main level; Blinds and drapes; Fireplace in family room
• Laundry & utility: Laundry inside with washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $56 ($678/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.6% 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.
• 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.
• Market conditions: 298 active listings in the ZIP; 5 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 36% 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 23 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• 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 $192,075 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.12% ✓
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 7.4

CMA / ARV

• ARV (median comp): $285,529
• List price: $195,000
• Delta: -31.71%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3108 Crestridge Dr	0.46mi	3/2.0 (-1)	2,346 (-7%)	4mo	$212,000	$90	56
6005 Stoneridge Dr	0.43mi	3/3.0 (-1)	2,788 (+10%)	3mo	$420,000	$151	53
21 Holly Ridge Dr	0.58mi	3/3.5 (-1)	2,686 (+6%)	10mo	$290,000	$108	45

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-27,768
• Equity at exit: $29,075

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-18,604
• Equity at exit: $16,860

Cash invested: $54,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,188 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$463 /mo · $5,559/yr
• Insurance: −$81
• HOA: −$105
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $56

Break-even live

Break-even rent $2,117

Max offer price $195,000

Occupancy floor 92%

Sensitivity live

Price	-10% $167	-5% $112	+0% $56	+5% $1	+10% $-54
Rent	-10% $-116	-5% $-30	+0% $56	+5% $143	+10% $229
Rate	-1.0pp $155	-0.5pp $106	base $56	+0.5pp $6	+1.0pp $-45

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Sidney Dr Texarkana, TX	3.0	2.0	1951	$1,950	$1.00	44d	1	0.70mi
3808 Moores Ln Texarkana, TX	4.0	2.0	2617	$2,400	$0.92	44d	1	0.73mi
3320 Robin Ln Unit 12 Texarkana, TX	3.0	2.5	2704	$1,599	$0.59	44d	1	1.00mi
7 Fernwood Dr Unit A Texarkana, TX	4.0	2.0	2087	$3,249	$1.56	44d	1	1.03mi
2 Fernwood Dr Unit A Texarkana, TX	4.0	3.5	2041	$2,200	$1.08	44d	1	1.09mi

HOA detail

• Monthly dues: $105 · $1,260/yr
• Likely covers: pool

Listing history 3 events

1. 2026-05-16
   status Pending 668-char remark
2. 2026-04-23
   listed $195,000 Active 668-char remark
3. 2000-04-12
   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: $5,559 · $463/mo
• Projected year-2 tax: $5,559 · $463/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $26,257
• − Mortgage interest: −$10,923
• − Property taxes: −$5,559
• − Insurance: −$975
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − HOA: −$1,260
• − Depreciation: −$5,673
• Taxable loss: −$2,334
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $1,238/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

• 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

3 events — show timeline

• 2026-05-16 Pending — TBOR
• 2026-04-23 Listed $195,000 TBOR
• 2000-04-12 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $5,559 · +11.2% YoY. Source: county tax records.