911 Clear Creek Dr · Texarkana, TX 75503

$265,000

3 bd · 2.0 ba · 1,732 sqft · SingleFamily public records · 67 Days on market

Built 1976 0.90 ac lot $153/sqft · at area comps Est $269k · at est.

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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 +18.8/30.0
• ARV discount +8.1/15.0
• DSCR +5.9/10.0
• Schools +5.6/10.0
• 1% rule +5.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a great starter home for a young couple or an older couple sizing down. Updates were started but not completely finished. Some cosmetic work will need to be done but property is very livable.

Key facts

• 0.9 acre lot
• 2 garage spots
• Built 1976

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $249k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Pleasant Grove ISD (urban): math 63% / reading 65% proficiency, ranked #30 of 826 in TX (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 300 active listings in the ZIP; 10 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).
• At $2,742/mo this rent would consume 46% of the median local household income ($72k/yr) (locally 773% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 8.1

CMA / ARV

• ARV (median comp): $268,787
• List price: $265,000
• Delta: -1.41%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4203 Airline Dr	0.69mi	3/2.0	1,564 (-10%)	22mo	$229,000	$146	33

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-25,911
• Equity at exit: $39,512

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-402
• Equity at exit: $22,912

Cash invested: $74,200 (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 75503

• Home prices YoY: -21.0%
• Active inventory: 300
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,742 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$400 /mo · $4,796/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $266

Break-even live

Break-even rent $2,405

Max offer price $265,000

Occupancy floor 85%

Sensitivity live

Price	-10% $416	-5% $341	+0% $266	+5% $191	+10% $116
Rent	-10% $50	-5% $158	+0% $266	+5% $374	+10% $483
Rate	-1.0pp $400	-0.5pp $333	base $266	+0.5pp $197	+1.0pp $128

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3514 Skyline Blvd Texarkana, TX	3.0	2.0	1635	$4,000	$2.45	44d	1	0.33mi
3516 Skyline Blvd Texarkana, TX	3.0	2.0	1635	$4,000	$2.45	44d	1	0.33mi
3008 Brittney Ln Texarkana, TX	3.0	2.0	1566	$1,895	$1.21	44d	1	0.60mi
3 Sidney Dr Texarkana, TX	3.0	2.0	1951	$1,950	$1.00	44d	1	1.00mi
5911 Richmond Rd Texarkana, TX	1.0–3.0	1.0–2.0	1049	$2,000	$1.91	44d	14	1.26mi
3515 Arista Blvd Texarkana, TX	1.0–3.0	1.0–2.0	1130	$1,600	$1.42	44d	27	1.32mi
7 Fernwood Dr Unit A Texarkana, TX	4.0	2.0	2087	$3,249	$1.56	44d	1	1.37mi
6 Fernwood Dr Unit B Texarkana, TX	3.0	2.5	1691	$1,695	$1.00	44d	1	1.40mi
2 Fernwood Dr Unit A Texarkana, TX	4.0	3.5	2041	$2,200	$1.08	44d	1	1.44mi
3478 Brooke Pl Unit 3427 Texarkana, TX	3.0	2.5	1440	$1,600	$1.11	44d	1	1.45mi

Listing history 19 events

1. 2026-06-19
   days on market $265,000 Active 67 DOM
2. 2026-06-18
   days on market $265,000 Active 66 DOM
3. 2026-06-17
   days on market $265,000 Active 65 DOM
4. 2026-06-16
   days on market $265,000 Active 64 DOM
5. 2026-06-15
   days on market $265,000 Active 63 DOM
6. 2026-06-14
   days on market $265,000 Active 61 DOM
7. 2026-06-13
   days on market $265,000 Active 60 DOM
8. 2026-06-10
   days on market $265,000 Active 58 DOM
9. 2026-06-09
   days on market $265,000 Active 57 DOM
10. 2026-06-08
    days on market $265,000 Active 56 DOM
11. 2026-06-07
    days on market $265,000 Active 55 DOM
12. 2026-06-05
    days on market $265,000 Active 52 DOM
13. 2026-06-03
    days on market $265,000 Active 51 DOM
14. 2026-06-02
    days on market $265,000 Active 50 DOM
15. 2026-06-01
    days on market $265,000 Active 49 DOM
16. 2026-05-31
    days on market $265,000 Active 48 DOM
17. 2026-05-30
    days on market $265,000 Active 47 DOM
18. 2026-04-13
    listed $265,000 Active 199-char remark

    Show marketing remark (199 chars)

    This is a great starter home for a young couple or an older couple sizing down. Updates were started but not completely finished. Some cosmetic work will need to be done but property is very livable.

19. 2018-06-26
    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: $4,796 · $400/mo
• Projected year-2 tax: $4,850 · $404/mo
• Expected delta: +$54/yr (+$4/mo · 1.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 20 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: $32,899
• − Mortgage interest: −$14,844
• − Property taxes: −$4,796
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,632
• − Management: −$2,632
• − Depreciation: −$7,709
• Taxable loss: −$1,039
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $3,442/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: Pleasant Grove ISD
• NCES district ID: 4835130
• Math proficiency: 63% ▲ 3.00%
• Reading proficiency: 65% ▲ 6.00%
• Median HH income: $69,316
• Composite: 56.24/100
• National rank: #1175
• State rank: #30 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): 26,372
• Household income: $72,159
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 773.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Hispanic / Latino 7% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam, South Korea
• 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: ▼ -48.09%
• Current HPI: 181.3052
• Rent YoY: —
• 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

2 events — show timeline

• 2026-04-13 Listed $265,000 TBOR
• 2018-06-26 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $4,796 · +3.5% YoY. Source: county tax records.