615 Melton St · Texarkana, TX 75501

$50,000

3 bd · 2.0 ba · 1,125 sqft · SingleFamily public records · 110 Days on market

6,534 sqft lot $44/sqft · 56% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investment Opportunity! Centrally located on a corner lot, this 3-bedroom 2-bathroom single-family home is awaiting its finished renovation! Come finish out this little charmer and add it to your investment portfolio!

Key facts

• 6,534 sq ft lot
• Listed 109 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.8% 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; 4 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 $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.28% ✓
• Cap rate: 18.79%
• Cash-on-cash: 44.63%
• DSCR: 2.99
• GRM: 3.7

CMA / ARV

• ARV (median comp): $32,007
• List price: $50,000
• Delta: 56.21%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 40.1%
• Equity multiple: 2.68×
• Total profit: $23,552
• Equity at exit: $7,455

10-year hold

• IRR: 45.7%
• Equity multiple: 5.08×
• Total profit: $57,185
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $521

Break-even live

Break-even rent $480

Max offer price $50,000

Occupancy floor 49%

Sensitivity live

Price	-10% $549	-5% $535	+0% $521	+5% $507	+10% $492
Rent	-10% $431	-5% $476	+0% $521	+5% $566	+10% $611
Rate	-1.0pp $546	-0.5pp $533	base $521	+0.5pp $508	+1.0pp $495

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Westlawn Dr Texarkana, TX	2.0	1.0	775	$800	$1.03	45d	1	0.81mi
313-315 Brookwood Dr Unit 315 Texarkana, TX	2.0	1.5	1173	$1,095	$0.93	45d	1	1.30mi
315 Brookwood Dr Texarkana, TX	2.0	1.5	1173	$1,095	$0.93	45d	1	1.30mi
1504 Colorado St Texarkana, TX	3.0	2.0	1298	$1,595	$1.23	45d	1	1.38mi

Listing history 22 events

1. 2026-06-21
   days on market $50,000 Active 110 DOM
2. 2026-06-19
   days on market $50,000 Active 108 DOM
3. 2026-06-18
   days on market $50,000 Active 107 DOM
4. 2026-06-17
   days on market $50,000 Active 106 DOM
5. 2026-06-16
   days on market $50,000 Active 105 DOM
6. 2026-06-15
   days on market $50,000 Active 104 DOM
7. 2026-06-14
   days on market $50,000 Active 102 DOM
8. 2026-06-13
   days on market $50,000 Active 101 DOM
9. 2026-06-10
   days on market $50,000 Active 99 DOM
10. 2026-06-09
    days on market $50,000 Active 98 DOM
11. 2026-06-08
    days on market $50,000 Active 97 DOM
12. 2026-06-07
    days on market $50,000 Active 96 DOM
13. 2026-06-05
    days on market $50,000 Active 93 DOM
14. 2026-06-02
    days on market $50,000 Active 91 DOM
15. 2026-06-01
    days on market $50,000 Active 90 DOM
16. 2026-05-31
    days on market $50,000 Active 89 DOM
17. 2026-05-30
    days on market $50,000 Active 88 DOM
18. 2026-02-26
    listed $54,900 Active 217-char remark

    Show marketing remark (217 chars)

    Investment Opportunity! Centrally located on a corner lot, this 3-bedroom 2-bathroom single-family home is awaiting its finished renovation! Come finish out this little charmer and add it to your investment portfolio!

19. 2022-06-30
    soldstatus
20. 2022-06-29
    soldstatus 122-char remark

    Show marketing remark (122 chars)

    Great Investment property. .. 3 bedroom 2 bath, oversized living area with mock fireplace. .. Has tenant living there now.

21. 2022-02-04
    listed $44,500 122-char remark

    Show marketing remark (122 chars)

    Great Investment property. .. 3 bedroom 2 bath, oversized living area with mock fireplace. .. Has tenant living there now.

22. 1999-07-13
    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: $1,154 · $96/mo
• Projected year-2 tax: $1,154 · $96/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 ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $13,670
• − Mortgage interest: −$2,801
• − Property taxes: −$1,154
• − Insurance: −$250
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$1,455
• Taxable income: $5,823
• Est. tax owed @ 24.0%: −$1,398
• After-tax cash flow: $4,851/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

+23.4% since first listed

5 events — show timeline

• 2026-02-26 Listed $54,900 TBOR
• 2022-06-30 Sold (Public Records) — Public Records
• 2022-06-29 Sold (MLS) — TBOR
• 2022-02-04 Listed $44,500 TBOR
• 1999-07-13 Sold (Public Records) — Public Records

Property tax history

+33.5%/yr

Latest (2025): $1,154 · +4.7% YoY. Source: county tax records.