8523 S Highway 59 · Texarkana, TX 75501

$115,000

4 bd · 4.0 ba · 1,312 sqft · SingleFamily public records · 488 Days on market

Built 1958 ↓ 23% since listing

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Why this score? — see what drove the C+ 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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION INVESTORS! Motivated Seller! Cute and cozy duplex minutes from Lake Wright Patman! This duplex offers 2 units in which offer 1 bedroom and 1 bathroom each, and almost and acre and a half fenced area. Use your imagination for this one. .. . Plenty of room to grow if you wanted to add more real estate with 1.45 acres and also GREAT location for air B & B, VRBO or short term rentals, being so close to the lake. .. Call for more information. More photos of this property to come.

Key facts

• Fenced area
• Great location
• Built 1958

Tags

• FENCED AREA
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• Liberty-Eylau ISD (urban): math 19% / reading 23% proficiency, ranked #772 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Liberty-Eylau El (math 20% / reading 16%, grade F, #3,785 of 4,322 statewide, top 88%, 575 students, 90% FRL); Liberty-Eylau Middle (math 19% / reading 21%, grade F, #1,428 of 1,662 statewide, top 87%, 573 students, 89% FRL); Liberty-Eylau H S (math 17% / reading 37%, grade F, #1,204 of 1,632 statewide, top 75%, 532 students, 77% FRL) — zoned schools average 85% FRL vs 68% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 324 active listings in the ZIP; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).
• This rent runs 37% 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 488 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 488 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 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.22% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.87%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-4,742
• Equity at exit: $17,147

10-year hold

• IRR: 4.0%
• Equity multiple: 1.27×
• Total profit: $8,777
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$48
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $247

Break-even live

Break-even rent $1,088

Max offer price $115,000

Occupancy floor 77%

Sensitivity live

Price	-10% $312	-5% $280	+0% $247	+5% $215	+10% $182
Rent	-10% $136	-5% $192	+0% $247	+5% $302	+10% $358
Rate	-1.0pp $305	-0.5pp $276	base $247	+0.5pp $217	+1.0pp $187

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $115,000 Active 488 DOM
2. 2026-06-19
   days on market $115,000 Active 486 DOM
3. 2026-06-18
   days on market $115,000 Active 485 DOM
4. 2026-06-17
   days on market $115,000 Active 484 DOM
5. 2026-06-16
   days on market $115,000 Active 483 DOM
6. 2026-06-15
   days on market $115,000 Active 482 DOM
7. 2026-06-14
   days on market $115,000 Active 480 DOM
8. 2026-06-13
   days on market $115,000 Active 479 DOM
9. 2026-06-10
   days on market $115,000 Active 477 DOM
10. 2026-06-09
    days on market $115,000 Active 476 DOM
11. 2026-06-08
    days on market $115,000 Active 475 DOM
12. 2026-06-07
    days on market $115,000 Active 474 DOM
13. 2026-06-02
    days on market $115,000 Active 469 DOM
14. 2026-06-01
    days on market $115,000 Active 468 DOM
15. 2026-05-31
    days on market $115,000 Active 467 DOM
16. 2026-05-30
    days on market $115,000 Active 466 DOM
17. 2026-04-26
    price $115,000 493-char remark

    Show marketing remark (493 chars)

    ATTENTION INVESTORS! Motivated Seller! Cute and cozy duplex minutes from Lake Wright Patman! This duplex offers 2 units in which offer 1 bedroom and 1 bathroom each, and almost and acre and a half fenced area. Use your imagination for this one. .. . Plenty of room to grow if you wanted to add more real estate with 1.45 acres and also GREAT location for air B & B, VRBO or short term rentals, being so close to the lake. .. Call for more information. More photos of this property to come.

18. 2026-01-01
    status Active 493-char remark

    Show marketing remark (493 chars)

    ATTENTION INVESTORS! Motivated Seller! Cute and cozy duplex minutes from Lake Wright Patman! This duplex offers 2 units in which offer 1 bedroom and 1 bathroom each, and almost and acre and a half fenced area. Use your imagination for this one. .. . Plenty of room to grow if you wanted to add more real estate with 1.45 acres and also GREAT location for air B & B, VRBO or short term rentals, being so close to the lake. .. Call for more information. More photos of this property to come.

19. 2026-01-01
    historical 493-char remark

    Show marketing remark (493 chars)

    ATTENTION INVESTORS! Motivated Seller! Cute and cozy duplex minutes from Lake Wright Patman! This duplex offers 2 units in which offer 1 bedroom and 1 bathroom each, and almost and acre and a half fenced area. Use your imagination for this one. .. . Plenty of room to grow if you wanted to add more real estate with 1.45 acres and also GREAT location for air B & B, VRBO or short term rentals, being so close to the lake. .. Call for more information. More photos of this property to come.

20. 2025-05-21
    price $135,000 493-char remark

    Show marketing remark (493 chars)

    ATTENTION INVESTORS! Motivated Seller! Cute and cozy duplex minutes from Lake Wright Patman! This duplex offers 2 units in which offer 1 bedroom and 1 bathroom each, and almost and acre and a half fenced area. Use your imagination for this one. .. . Plenty of room to grow if you wanted to add more real estate with 1.45 acres and also GREAT location for air B & B, VRBO or short term rentals, being so close to the lake. .. Call for more information. More photos of this property to come.

21. 2025-02-10
    listed $150,000 Active 493-char remark

    Show marketing remark (493 chars)

    ATTENTION INVESTORS! Motivated Seller! Cute and cozy duplex minutes from Lake Wright Patman! This duplex offers 2 units in which offer 1 bedroom and 1 bathroom each, and almost and acre and a half fenced area. Use your imagination for this one. .. . Plenty of room to grow if you wanted to add more real estate with 1.45 acres and also GREAT location for air B & B, VRBO or short term rentals, being so close to the lake. .. Call for more information. More photos of this property to come.

22. 2023-05-01
    soldstatus
23. 1995-09-22
    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: $1,001 · $83/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$1,104/yr (+$92/mo · 110.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥113°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,810
• − Mortgage interest: −$6,442
• − Property taxes: −$1,001
• − Insurance: −$2,078
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$3,345
• Taxable income: $1,255
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $2,664/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: Liberty-Eylau ISD
• NCES district ID: 4827390
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $38,285
• Composite: 17.61/100
• National rank: #9037
• State rank: #772 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

• 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

-23.3% since first listed

7 events — show timeline

• 2026-04-26 Price Changed $115,000 TBOR
• 2026-01-01 Relisted — TBOR
• 2026-01-01 Delisted — TBOR
• 2025-05-21 Price Changed $135,000 TBOR
• 2025-02-10 Listed $150,000 TBOR
• 2023-05-01 Sold (Public Records) — Public Records
• 1995-09-22 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,001 · +21.5% YoY. Source: county tax records.