2610 Wood St · Texarkana, TX 75501

$79,500

3 bd · 2.0 ba · 2,322 sqft · SingleFamily public records · 119 Days on market

Built 1945 8,712 sqft lot $34/sqft · 57% below area ↓ 12% 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 +29.4/30.0
• 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

This home offers endless possibilities - bring your imagination and make it your dream home! Featuring three bedrooms and two bathrooms, this property includes a spacious family room with a cozy fireplace, a separate dining area, and high ceilings throughout that create and airy feel. The kitchen offers ample cabinet space, and the screened-in porch is perfect for relaxing and enjoying the outdoors. Step outside to a nice-size yard, ideal for entertaining family and friends. This property is being sold AS IS condition.

Key facts

• Screened-in porch
• Ample cabinet space
• Cozy fireplace

Tags

• SPACIOUS FAMILY ROOM
• COZY FIREPLACE
• SEPARATE DINING AREA
• HIGH CEILINGS
• AMPLE CABINET SPACE
• SCREENED-IN PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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); 320 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; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).
• This rent runs 35% of the median local income ($46k/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 $550 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $72,345 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.68% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.19%
• DSCR: 1.68
• GRM: 5.0

CMA / ARV

• ARV (median comp): $186,866
• List price: $79,500
• Delta: -57.46%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 Bell Ave	0.60mi	3/2.5	2,381 (+2%)	2mo	$274,000	$115	64
2323 County Ave	0.59mi	3/2.0	2,158 (-7%)	6mo	$140,000	$65	56

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 · 1.63% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $3,399
• Equity at exit: $11,854

10-year hold

• IRR: 12.0%
• Equity multiple: 1.87×
• Total profit: $19,446
• Equity at exit: $6,874

Cash invested: $22,260 (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: 320
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$325 /mo · $3,897/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $282

Break-even live

Break-even rent $981

Max offer price $79,500

Occupancy floor 74%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3302 Anthony Dr Texarkana, TX	3.0	2.0	1726	$850	$0.49	43d	1	0.56mi
3514 Sabine Ave Texarkana, TX	4.0	2.0	1600	$1,845	$1.15	43d	1	0.80mi
2405 Tyler Ln Texarkana, AR	3.0	2.0	1905	$1,890	$0.99	43d	1	1.16mi

Listing history 17 events

1. 2026-06-16
   days on market $79,500 Active 119 DOM
2. 2026-06-15
   days on market $79,500 Active 118 DOM
3. 2026-06-14
   days on market $79,500 Active 116 DOM
4. 2026-06-13
   days on market $79,500 Active 115 DOM
5. 2026-06-10
   days on market $79,500 Active 113 DOM
6. 2026-06-09
   days on market $79,500 Active 112 DOM
7. 2026-06-08
   days on market $79,500 Active 111 DOM
8. 2026-06-07
   days on market $79,500 Active 110 DOM
9. 2026-06-05
   days on market $79,500 Active 107 DOM
10. 2026-06-02
    days on market $79,500 Active 105 DOM
11. 2026-06-01
    days on market $79,500 Active 104 DOM
12. 2026-05-31
    days on market $79,500 Active 103 DOM
13. 2026-05-30
    days on market $79,500 Active 102 DOM
14. 2026-05-01
    price $79,500 525-char remark

    Show marketing remark (525 chars)

    This home offers endless possibilities - bring your imagination and make it your dream home! Featuring three bedrooms and two bathrooms, this property includes a spacious family room with a cozy fireplace, a separate dining area, and high ceilings throughout that create and airy feel. The kitchen offers ample cabinet space, and the screened-in porch is perfect for relaxing and enjoying the outdoors. Step outside to a nice-size yard, ideal for entertaining family and friends. This property is being sold AS IS condition.

15. 2026-03-21
    price $84,900 525-char remark

    Show marketing remark (525 chars)

    This home offers endless possibilities - bring your imagination and make it your dream home! Featuring three bedrooms and two bathrooms, this property includes a spacious family room with a cozy fireplace, a separate dining area, and high ceilings throughout that create and airy feel. The kitchen offers ample cabinet space, and the screened-in porch is perfect for relaxing and enjoying the outdoors. Step outside to a nice-size yard, ideal for entertaining family and friends. This property is being sold AS IS condition.

16. 2026-02-17
    listed $89,900 Active 525-char remark

    Show marketing remark (525 chars)

    This home offers endless possibilities - bring your imagination and make it your dream home! Featuring three bedrooms and two bathrooms, this property includes a spacious family room with a cozy fireplace, a separate dining area, and high ceilings throughout that create and airy feel. The kitchen offers ample cabinet space, and the screened-in porch is perfect for relaxing and enjoying the outdoors. Step outside to a nice-size yard, ideal for entertaining family and friends. This property is being sold AS IS condition.

17. 1972-06-16
    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: $3,897 · $325/mo
• Projected year-2 tax: $3,897 · $325/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 ≥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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,047
• − Mortgage interest: −$4,453
• − Property taxes: −$3,897
• − Insurance: −$398
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$2,313
• Taxable income: $2,420
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $2,800/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

-11.6% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $79,500 TBOR
• 2026-03-21 Price Changed $84,900 TBOR
• 2026-02-17 Listed $89,900 TBOR
• 1972-06-16 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,897 · +4.7% YoY. Source: county tax records.