4807 Bradley St · Texarkana, AR 71584

$195,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 86 Days on market

Built 1982 8,712 sqft lot $150/sqft · 10% above area Est $177k · 10% over

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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 +14.3/30.0
• Appreciation +5.0/10.0
• DSCR +4.3/10.0
• Livability +3.2/5.0
• ARV discount +2.9/15.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

This delightful 3-bedroom, 2-bath home shines bright like a diamond and will make you want to “put a ring on it!” The sparkle and shine of this spacious, open living room has the perfect space and flow, creating the perfect layout for entertaining and everyday living. This connected space feels bright, welcoming, and ideal for gathering with family and friends. Step into a stunning updated kitchen featuring wraparound cabinetry that offers incredible storage and space. Gorgeous granite countertops, stainless steel appliances, and a beautifully textured stone backsplash come together to create the perfect blend of style and function. The mix of tones and textures gives the kitchen an inviting, open feel that truly sets the stage for the entire home. The spacious, open living room flows seamlessly from the kitchen, creating the perfect layout for entertaining and everyday living. This connected space feels bright, welcoming, and ideal for gathering with family and friends. Enjoy meals in the cozy breakfast nook or host gatherings in the formal dining area because every inch of this home is designed for entertaining and comfortable living. All bedrooms are spacious and well-sized, offering comfort and flexibility for any lifestyle. Step outside to a backyard built for both relaxation and fun, complete with a covered patio and plenty of room to play or unwind. The front yard boasts fantastic curb appeal, making this home as charming on the outside as it is on the inside. Located in a phenomenal subdivision within walking distance to the park and conveniently close to shopping, this home is truly move-in ready and waiting for you to make it your own.

Key facts

• Breakfast nook
• Stone backsplash
• Formal dining area

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• STONE BACKSPLASH
• BREAKFAST NOOK
• FORMAL DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $34 ($410/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 $150k (22.9% below list).
• Recommended offer: $150k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: crime F, amenities F, commute 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.
• Zoned schools: Edward D. Trice Elem. School (math 35% / reading 27%, grade F, #297 of 454 statewide, top 65%, 476 students, 100% FRL); Arkansas Middle School (906 students, 100% FRL); Arkansas High School (math 16% / reading 25%, grade F, #233 of 292 statewide, top 80%, 1,060 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• 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 $55k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $44k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $195k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% 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 $150,302 (22.9% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 23% 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 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: 0.77% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (median comp): $177,000
• List price: $195,000
• Delta: 10.17%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4710 Markwood Dr	0.29mi	3/1.5	1,372 (+6%)	4mo	$177,000	$129	71
4805 Ridgeway Dr	0.42mi	3/2.0	1,228 (-5%)	2mo	$160,000	$130	70
4515 Charleston St	0.23mi	3/2.0	1,156 (-11%)	2mo	$175,000	$151	70
4702 Lawndale Dr	0.37mi	4/1.5 (+1)	1,300 (+0%)	8mo	$159,000	$122	69
4710 Ridgeway Dr	0.41mi	3/1.5	1,404 (+8%)	20mo	$150,000	$107	48

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: 8.2%
• Equity multiple: 1.47×
• Total profit: $25,571
• Equity at exit: $87,680

10-year hold

• IRR: 10.7%
• Equity multiple: 2.61×
• Total profit: $87,877
• Equity at exit: $135,126

Cash invested: $54,600 (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 71584

• Active inventory: 4
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $34

Break-even live

Break-even rent $1,460

Max offer price $195,000

Occupancy floor 93%

Sensitivity live

Price	-10% $145	-5% $89	+0% $34	+5% $-21	+10% $-76
Rent	-10% $-85	-5% $-25	+0% $34	+5% $94	+10% $153
Rate	-1.0pp $132	-0.5pp $84	base $34	+0.5pp $-16	+1.0pp $-68

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3105 E 44th St Apt 205 Texarkana, AR	2.0	2.5	1095	$1,600	$1.46	45d	1	0.35mi
3105 E 44th St Texarkana, AR	2.0	1.5	1095	$1,500	$1.37	45d	1	0.35mi
3105 E 44th St Apt 101 Texarkana, AR	2.0	2.5	1095	$1,995	$1.82	45d	1	0.35mi
2301 Arkansas Blvd Texarkana, AR	1.0–3.0	1.0–2.0	969	$1,245	$1.28	45d	35	0.68mi
1400 E 35th St Unit PS16-142 Texarkana, AR	2.0	1.0	980	$809	$0.83	45d	1	1.30mi
1400 E 35th St Unit PS6-052 Texarkana, AR	2.0	2.0	1025	$899	$0.88	45d	1	1.30mi
1400 E 35th St Unit PS2-013 Texarkana, AR	2.0	1.0	980	$859	$0.88	45d	1	1.30mi

Listing history 26 events

1. 2026-06-21
   days on market $195,000 Active 86 DOM
2. 2026-06-19
   days on market $195,000 Active 84 DOM
3. 2026-06-18
   days on market $195,000 Active 83 DOM
4. 2026-06-17
   days on market $195,000 Active 82 DOM
5. 2026-06-16
   days on market $195,000 Active 81 DOM
6. 2026-06-15
   days on market $195,000 Active 80 DOM
7. 2026-06-14
   days on market $195,000 Active 78 DOM
8. 2026-06-13
   pricedays on market $195,000 Active 77 DOM
9. 2026-06-10
   days on market $215,000 Active 75 DOM
10. 2026-06-09
    days on market $215,000 Active 74 DOM
11. 2026-06-08
    days on market $215,000 Active 73 DOM
12. 2026-06-07
    days on market $215,000 Active 72 DOM
13. 2026-06-05
    days on market $215,000 Active 69 DOM
14. 2026-06-03
    days on market $215,000 Active 68 DOM
15. 2026-06-02
    days on market $215,000 Active 67 DOM
16. 2026-06-01
    days on market $215,000 Active 66 DOM
17. 2026-05-31
    days on market $215,000 Active 65 DOM
18. 2026-05-30
    days on market $215,000 Active 64 DOM
19. 2026-04-24
    price $230,650 1687-char remark

    Show marketing remark (1687 chars)

    This delightful 3-bedroom, 2-bath home shines bright like a diamond and will make you want to “put a ring on it!” The sparkle and shine of this spacious, open living room has the perfect space and flow, creating the perfect layout for entertaining and everyday living. This connected space feels bright, welcoming, and ideal for gathering with family and friends. Step into a stunning updated kitchen featuring wraparound cabinetry that offers incredible storage and space. Gorgeous granite countertops, stainless steel appliances, and a beautifully textured stone backsplash come together to create the perfect blend of style and function. The mix of tones and textures gives the kitchen an inviting, open feel that truly sets the stage for the entire home. The spacious, open living room flows seamlessly from the kitchen, creating the perfect layout for entertaining and everyday living. This connected space feels bright, welcoming, and ideal for gathering with family and friends. Enjoy meals in the cozy breakfast nook or host gatherings in the formal dining area because every inch of this home is designed for entertaining and comfortable living. All bedrooms are spacious and well-sized, offering comfort and flexibility for any lifestyle. Step outside to a backyard built for both relaxation and fun, complete with a covered patio and plenty of room to play or unwind. The front yard boasts fantastic curb appeal, making this home as charming on the outside as it is on the inside. Located in a phenomenal subdivision within walking distance to the park and conveniently close to shopping, this home is truly move-in ready and waiting for you to make it your own.

20. 2026-03-26
    listed $238,650 Active 1687-char remark

    Show marketing remark (1687 chars)

    This delightful 3-bedroom, 2-bath home shines bright like a diamond and will make you want to “put a ring on it!” The sparkle and shine of this spacious, open living room has the perfect space and flow, creating the perfect layout for entertaining and everyday living. This connected space feels bright, welcoming, and ideal for gathering with family and friends. Step into a stunning updated kitchen featuring wraparound cabinetry that offers incredible storage and space. Gorgeous granite countertops, stainless steel appliances, and a beautifully textured stone backsplash come together to create the perfect blend of style and function. The mix of tones and textures gives the kitchen an inviting, open feel that truly sets the stage for the entire home. The spacious, open living room flows seamlessly from the kitchen, creating the perfect layout for entertaining and everyday living. This connected space feels bright, welcoming, and ideal for gathering with family and friends. Enjoy meals in the cozy breakfast nook or host gatherings in the formal dining area because every inch of this home is designed for entertaining and comfortable living. All bedrooms are spacious and well-sized, offering comfort and flexibility for any lifestyle. Step outside to a backyard built for both relaxation and fun, complete with a covered patio and plenty of room to play or unwind. The front yard boasts fantastic curb appeal, making this home as charming on the outside as it is on the inside. Located in a phenomenal subdivision within walking distance to the park and conveniently close to shopping, this home is truly move-in ready and waiting for you to make it your own.

21. 2017-06-27
    soldstatus $109,900
22. 2017-06-23
    soldstatus $109,900 71-char remark

    Show marketing remark (71 chars)

    Adorable recently remodeled home! Huge back yard for family gatherings.

23. 2017-04-08
    listed $109,900 71-char remark

    Show marketing remark (71 chars)

    Adorable recently remodeled home! Huge back yard for family gatherings.

24. 2003-06-24
    soldstatus $68,000
25. 1995-11-01
    soldstatus $65,000
26. 1985-06-19
    soldstatus $62,700

ⓘ 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: $592 · $49/mo
• Projected year-2 tax: $1,248 · $104/mo
• Expected delta: +$656/yr (+$55/mo · 110.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $18,036
• − Mortgage interest: −$10,923
• − Property taxes: −$592
• − Insurance: −$975
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$5,673
• Taxable loss: −$3,012
• Est. tax savings @ 24.0%: +$723
• After-tax cash flow: $1,133/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+267.9% since first listed

8 events — show timeline

• 2026-04-24 Price Changed $230,650 TBOR
• 2026-03-26 Listed $238,650 TBOR
• 2017-06-27 Sold (Public Records) $109,900 Public Records
• 2017-06-23 Sold (MLS) $109,900 CARMLS
• 2017-04-08 Listed $109,900 CARMLS
• 2003-06-24 Sold (Public Records) $68,000 Public Records
• 1995-11-01 Sold (Public Records) $65,000 Public Records
• 1985-06-19 Sold (Public Records) $62,700 Public Records

Property tax history

+0.3%/yr

Latest (2025): $592 · -6.8% YoY. Source: county tax records.