321 Orleans St · Texarkana, AR 71854

$75,000

3 bd · 1.0 ba · 1,139 sqft · SingleFamily public records · 160 Days on market

Built 1940 0.55 ac lot $66/sqft · 15% below area Est $88k · 15% under ↓ 6% since listing

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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 +30.0/30.0
• ARV discount +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great investment opportunity or a great chance at your first home! 3 bdr 1.5 bath 1,139 sq ft home on three lots totaling . 55 acres. Three lots have different parcel numbers, so buyer could potentially sell the lots separately or could add tiny homes to the other two lots to maximize the property's potential. Priced to sell and selling the home "as is" with no repairs. Lots of options with this property! Set up your showing today!

Key facts

• 0.55 acre lot
• 2 parking spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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; 1 comparable units currently listed for rent nearby; 21 units permitted in Miller County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 1940 — 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: 1.71% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.37%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (median comp): $87,932
• List price: $75,000
• Delta: -14.71%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.6%
• Equity multiple: 1.93×
• Total profit: $19,486
• Equity at exit: $11,183

10-year hold

• IRR: 30.6%
• Equity multiple: 3.75×
• Total profit: $57,762
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $496

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 56%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2403 Division St Texarkana, AR	2.0	1.0	715	$749	$1.05	43d	1	0.25mi

Listing history 19 events

1. 2026-06-19
   days on market $75,000 Active 160 DOM
2. 2026-06-18
   days on market $75,000 Active 159 DOM
3. 2026-06-17
   days on market $75,000 Active 158 DOM
4. 2026-06-16
   days on market $75,000 Active 157 DOM
5. 2026-06-15
   days on market $75,000 Active 156 DOM
6. 2026-06-14
   days on market $75,000 Active 154 DOM
7. 2026-06-13
   days on market $75,000 Active 153 DOM
8. 2026-06-10
   days on market $75,000 Active 151 DOM
9. 2026-06-09
   days on market $75,000 Active 150 DOM
10. 2026-06-08
    days on market $75,000 Active 149 DOM
11. 2026-06-07
    days on market $75,000 Active 148 DOM
12. 2026-06-05
    days on market $75,000 Active 145 DOM
13. 2026-06-03
    days on market $75,000 Active 144 DOM
14. 2026-06-02
    days on market $75,000 Active 143 DOM
15. 2026-06-01
    days on market $75,000 Active 142 DOM
16. 2026-05-31
    days on market $75,000 Active 141 DOM
17. 2026-05-30
    days on market $75,000 Active 140 DOM
18. 2026-03-12
    price $75,000 445-char remark

    Show marketing remark (445 chars)

    Great investment opportunity or a great chance at your first home! 3 bdr 1.5 bath 1,139 sq ft home on three lots totaling . 55 acres. Three lots have different parcel numbers, so buyer could potentially sell the lots separately or could add tiny homes to the other two lots to maximize the property's potential. Priced to sell and selling the home "as is" with no repairs. Lots of options with this property! Set up your showing today!

19. 2026-01-10
    listed $80,000 Active 445-char remark

    Show marketing remark (445 chars)

    Great investment opportunity or a great chance at your first home! 3 bdr 1.5 bath 1,139 sq ft home on three lots totaling . 55 acres. Three lots have different parcel numbers, so buyer could potentially sell the lots separately or could add tiny homes to the other two lots to maximize the property's potential. Priced to sell and selling the home "as is" with no repairs. Lots of options with this property! Set up your showing today!

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥112°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: $15,414
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$2,182
• Taxable income: $5,065
• Est. tax owed @ 24.0%: −$1,216
• After-tax cash flow: $4,742/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

-6.2% since first listed

2 events — show timeline

• 2026-03-12 Price Changed $75,000 NWARMLS
• 2026-01-10 Listed $80,000 NWARMLS