2301-2303-2305 Spruce St · Texarkana, TX 75501

$60,000

3 bd · 1.0 ba · 1,687 sqft · SingleFamily public records · 90 Days on market

0.43 ac lot $36/sqft · 54% below area

---

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

This three bedroom, one bath home in a well established residential area is ready for you. It will require a little TLC because it hadn't been occupied lately. This is an estate property, Sold "AS IS WHERE IS WITH ALL FAULTS". There is no survey on the property. It has a nice out building and two adjacent lots that's included. This is probably the best house in the city for the dollars. You be the judge.

Key facts

• Two adjacent lots
• 0.43 acre lot
• Listed 89 days

Tags

• TWO ADJACENT LOTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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+, crime D, employment 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.
• Zoned schools: Highland Park El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 364 students, 97% FRL); Texas Middle (math 35% / reading 41%, grade F, #717 of 1,662 statewide, top 44%, 1,413 students, 75% FRL); Texas H S (math 39% / reading 52%, grade D-, #634 of 1,632 statewide, top 39%, 1,719 students, 62% FRL).
• Market conditions: Rents rising (+1.6%/yr); 324 active listings in the ZIP; 7 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).
• This rent runs 33% 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 $415 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

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 $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.08% ✓
• Cap rate: 17.90%
• Cash-on-cash: 41.44%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

• ARV (median comp): $129,857
• List price: $60,000
• Delta: -53.80%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.5%
• Equity multiple: 2.52×
• Total profit: $25,542
• Equity at exit: $8,946

10-year hold

• IRR: 42.4%
• Equity multiple: 4.76×
• Total profit: $63,092
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,250 high
• Mortgage (P&I): −$315
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $580

Break-even live

Break-even rent $516

Max offer price $60,000

Occupancy floor 49%

Sensitivity live

Price	-10% $614	-5% $597	+0% $580	+5% $563	+10% $546
Rent	-10% $481	-5% $531	+0% $580	+5% $630	+10% $679
Rate	-1.0pp $610	-0.5pp $595	base $580	+0.5pp $565	+1.0pp $549

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3302 Anthony Dr Texarkana, TX	3.0	2.0	1726	$850	$0.49	45d	1	0.66mi
722 W 34th St Texarkana, TX	2.0	1.0	1298	$1,300	$1.00	45d	1	0.75mi
3514 Sabine Ave Texarkana, TX	4.0	2.0	1600	$1,845	$1.15	45d	1	0.83mi
2101 Pecan St Texarkana, AR	3.0	1.0	1453	$1,125	$0.77	45d	1	1.05mi
1504 Colorado St Texarkana, TX	3.0	2.0	1298	$1,595	$1.23	45d	1	1.11mi
3801 Magnolia St Unit MG01 Texarkana, TX	3.0	1.5	1200	$1,000	$0.83	45d	1	1.20mi
4101 Olive St Texarkana, TX	2.0	1.0	1400	$1,300	$0.93	45d	1	1.25mi

Listing history 18 events

1. 2026-06-21
   days on market $60,000 Active 90 DOM
2. 2026-06-19
   days on market $60,000 Active 88 DOM
3. 2026-06-18
   days on market $60,000 Active 87 DOM
4. 2026-06-17
   days on market $60,000 Active 86 DOM
5. 2026-06-16
   days on market $60,000 Active 85 DOM
6. 2026-06-15
   days on market $60,000 Active 84 DOM
7. 2026-06-14
   days on market $60,000 Active 82 DOM
8. 2026-06-13
   days on market $60,000 Active 81 DOM
9. 2026-06-10
   days on market $60,000 Active 79 DOM
10. 2026-06-09
    days on market $60,000 Active 78 DOM
11. 2026-06-08
    days on market $60,000 Active 77 DOM
12. 2026-06-07
    days on market $60,000 Active 76 DOM
13. 2026-06-05
    days on market $60,000 Active 73 DOM
14. 2026-06-02
    days on market $60,000 Active 71 DOM
15. 2026-06-01
    days on market $60,000 Active 70 DOM
16. 2026-05-31
    days on market $60,000 Active 69 DOM
17. 2026-05-30
    days on market $60,000 Active 68 DOM
18. 2026-03-16
    listed $60,000 Active 418-char remark

    Show marketing remark (418 chars)

    This three bedroom, one bath home in a well established residential area is ready for you. It will require a little TLC because it hadn't been occupied lately. This is an estate property, Sold "AS IS WHERE IS WITH ALL FAULTS". There is no survey on the property. It has a nice out building and two adjacent lots that's included. This is probably the best house in the city for the dollars. You be the judge.

ⓘ 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: $817 · $68/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$281/yr (+$23/mo · 34.4%)

ⓘ 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 ≥112°F today · 21 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: $15,006
• − Mortgage interest: −$3,361
• − Property taxes: −$817
• − Insurance: −$300
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$1,745
• Taxable income: $6,382
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $5,430/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

1 event — show timeline

• 2026-03-16 Listed $60,000 TBOR

Property tax history

+2.4%/yr

Latest (2025): $817 · +5.0% YoY. Source: county tax records.