3001 Jefferson Ave · Texarkana, AR 71584

$184,500

4 bd · 2.0 ba · 1,840 sqft · SingleFamily public records · 29 Days on market

Built 1960 0.29 ac lot $100/sqft · 13% above area Est $164k · 13% 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 +15.8/30.0
• Appreciation +5.0/10.0
• DSCR +4.9/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +1.7/15.0

Listing remarks MLS

Fully renovated duplex offering the perfect blend of charm, functionality, and income potential—all in a convenient in-town location. Each unit features 2 bedrooms and 1 bathroom with thoughtful updates throughout, making this property truly move-in ready. The exterior showcases a classic, well-maintained design with a welcoming wraparound-style front porch that adds curb appeal and character. Situated on a spacious corner lot, the property offers a large yard with fencing, providing privacy and usable outdoor space for tenants or owners alike. Both units include their own dedicated laundry rooms complete with washer and a dryer. Each come equipped with all appliances, making day-to-day living easy and efficient. Separate parking pads provide convenient off-street parking for each unit. Recent renovations include fresh paint and overall updates that reflect pride of ownership, while the pier and beam foundation adds to the home's traditional construction and accessibility. Whether you're looking to expand your investment portfolio or live in one unit and lease the other, this duplex checks all the boxes—location, condition, and versatility.

Key facts

• In-town location
• Large yard
• 0.29 acre lot

Tags

• FULLY RENOVATED DUPLEX
• IN-TOWN LOCATION
• WRAPAROUND-STYLE FRONT PORCH
• LARGE YARD
• DEDICATED LAUNDRY ROOMS
• SEPARATE PARKING PADS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $155k (16.1% below list).
• Recommended offer: $155k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 4 active listings in the ZIP; 3 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; 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 $52k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $94k; list at $184k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $154,868 (16.1% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (median comp): $163,536
• List price: $184,500
• Delta: 12.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 E 30th	0.06mi	3/2.0 (-1)	1,871 (+2%)	20mo	$97,500	$52	73
15 N Hermitage Dr	0.24mi	3/1.5 (-1)	1,631 (-11%)	4mo	$167,000	$102	59
18 N Hermitage Dr	0.24mi	3/2.0 (-1)	1,648 (-10%)	10mo	$205,500	$125	58
1318 E 31st St	0.16mi	3/2.0 (-1)	1,577 (-14%)	8mo	$204,900	$130	57
1325 E 31st St	0.23mi	3/2.0 (-1)	1,587 (-14%)	9mo	$199,500	$126	54
2302 Locust St	0.54mi	3/1.0 (-1)	1,671 (-9%)	8mo	$173,500	$104	44
3712 Central Ave	0.63mi	4/1.5	1,614 (-12%)	20mo	$181,327	$112	31

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: 9.3%
• Equity multiple: 1.53×
• Total profit: $27,623
• Equity at exit: $82,959

10-year hold

• IRR: 11.8%
• Equity multiple: 2.75×
• Total profit: $90,631
• Equity at exit: $127,850

Cash invested: $51,660 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,549 medium
• Mortgage (P&I): −$968
• Tax from tax record: −$93 /mo · $1,120/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $86

Break-even live

Break-even rent $1,440

Max offer price $184,500

Occupancy floor 89%

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2405 Tyler Ln Texarkana, AR	3.0	2.0	1905	$1,890	$0.99	43d	1	0.35mi
2101 Pecan St Texarkana, AR	3.0	1.0	1453	$1,125	$0.77	43d	1	0.70mi
3302 Anthony Dr Texarkana, TX	3.0	2.0	1726	$850	$0.49	43d	1	1.38mi

Listing history 5 events

1. 2026-05-14
   status Pending 1170-char remark

   Show marketing remark (1170 chars)

   Fully renovated duplex offering the perfect blend of charm, functionality, and income potential—all in a convenient in-town location. Each unit features 2 bedrooms and 1 bathroom with thoughtful updates throughout, making this property truly move-in ready. The exterior showcases a classic, well-maintained design with a welcoming wraparound-style front porch that adds curb appeal and character. Situated on a spacious corner lot, the property offers a large yard with fencing, providing privacy and usable outdoor space for tenants or owners alike. Both units include their own dedicated laundry rooms complete with washer and a dryer. Each come equipped with all appliances, making day-to-day living easy and efficient. Separate parking pads provide convenient off-street parking for each unit. Recent renovations include fresh paint and overall updates that reflect pride of ownership, while the pier and beam foundation adds to the home's traditional construction and accessibility. Whether you're looking to expand your investment portfolio or live in one unit and lease the other, this duplex checks all the boxes—location, condition, and versatility.

2. 2026-04-18
   price $184,500 1170-char remark

   Show marketing remark (1170 chars)

   Fully renovated duplex offering the perfect blend of charm, functionality, and income potential—all in a convenient in-town location. Each unit features 2 bedrooms and 1 bathroom with thoughtful updates throughout, making this property truly move-in ready. The exterior showcases a classic, well-maintained design with a welcoming wraparound-style front porch that adds curb appeal and character. Situated on a spacious corner lot, the property offers a large yard with fencing, providing privacy and usable outdoor space for tenants or owners alike. Both units include their own dedicated laundry rooms complete with washer and a dryer. Each come equipped with all appliances, making day-to-day living easy and efficient. Separate parking pads provide convenient off-street parking for each unit. Recent renovations include fresh paint and overall updates that reflect pride of ownership, while the pier and beam foundation adds to the home's traditional construction and accessibility. Whether you're looking to expand your investment portfolio or live in one unit and lease the other, this duplex checks all the boxes—location, condition, and versatility.

3. 2026-04-13
   listed $199,000 Active 1170-char remark

   Show marketing remark (1170 chars)

   Fully renovated duplex offering the perfect blend of charm, functionality, and income potential—all in a convenient in-town location. Each unit features 2 bedrooms and 1 bathroom with thoughtful updates throughout, making this property truly move-in ready. The exterior showcases a classic, well-maintained design with a welcoming wraparound-style front porch that adds curb appeal and character. Situated on a spacious corner lot, the property offers a large yard with fencing, providing privacy and usable outdoor space for tenants or owners alike. Both units include their own dedicated laundry rooms complete with washer and a dryer. Each come equipped with all appliances, making day-to-day living easy and efficient. Separate parking pads provide convenient off-street parking for each unit. Recent renovations include fresh paint and overall updates that reflect pride of ownership, while the pier and beam foundation adds to the home's traditional construction and accessibility. Whether you're looking to expand your investment portfolio or live in one unit and lease the other, this duplex checks all the boxes—location, condition, and versatility.

4. 2018-12-03
   soldstatus $93,600
5. 2008-05-09
   soldstatus $60,000

ⓘ 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: $1,120 · $93/mo
• Projected year-2 tax: $1,181 · $98/mo
• Expected delta: +$61/yr (+$5/mo · 5.4%)

ⓘ 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 4/10 Moderate 22% 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: $18,584
• − Mortgage interest: −$10,335
• − Property taxes: −$1,120
• − Insurance: −$922
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$5,367
• Taxable loss: −$2,134
• Est. tax savings @ 24.0%: +$512
• After-tax cash flow: $1,541/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

+207.5% since first listed

5 events — show timeline

• 2026-05-14 Pending — TBOR
• 2026-04-18 Price Changed $184,500 TBOR
• 2026-04-13 Listed $199,000 TBOR
• 2018-12-03 Sold (Public Records) $93,600 Public Records
• 2008-05-09 Sold (Public Records) $60,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,120 · +10.0% YoY. Source: county tax records.