105 Spring Creek Pl · Texarkana, TX 75501

$136,000

4 bd · 3.0 ba · 2,052 sqft · Manufactured public records · 27 Days on market

Built 2006 3.88 ac lot

---

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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.5/10.0
• 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

HUD Owned Home FHA Case# 511-176410 SOLD AS-IS. 4 Bedroom home with 3 bathrooms! Come check out this home sitting on 3.87 acres at the edge of Texarkana Tx. Open living and dining area. Large primary suite, fireplace in the living room, large deck over looking the back yard. and more. Come take a look before it is gone! Owner occupant buyers may be able to purchase this home with as little as $100 down when utilizing the HUD FHA Sales Incentive.

Key facts

• 3.87 acres
• 3.88 acre lot
• 2 parking spots

Tags

• 3.87 ACRES
• OPEN LIVING AND DINING AREA
• FIREPLACE IN THE LIVING ROOM

Property features AI

Finance

• Other: Subdivision: Town & Country Estate Phase II; County: Bowie; Listing is active and sold/managed through an exclusive agency agreement
• Financial info: Treat as clear loan type; No second mortgage; HUD-owned special listing conditions
• HOA & community: No HOA / association

Exterior

• Parking: 2 covered spaces; 2 carport spaces; Driveway access
• Utilities: Co-op electric; Septic system; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Entry level: Main level
• Construction: Built in 2006; Siding exterior; Block foundation; Composition roof
• Exterior features: Approximately 3.876 acres lot; Will not subdivide

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 3 full bathrooms (all on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 11 total rooms; One-level layout; Electric fireplace; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room / laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $136k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $136k).
• Recommended offer: $134k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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) — zoned schools average 90% FRL vs 68% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 320 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 $940 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($134k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,960 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 7.9

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: -7.8%
• Equity multiple: 0.72×
• Total profit: $-10,797
• Equity at exit: $20,278

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-160
• Equity at exit: $11,759

Cash invested: $38,080 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$713
• Tax from tax record: −$155 /mo · $1,858/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $207

Break-even live

Break-even rent $1,171

Max offer price $136,000

Occupancy floor 81%

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $136,000 Active 27 DOM
2. 2026-06-18
   days on market $136,000 Active 26 DOM
3. 2026-06-17
   days on market $136,000 Active 25 DOM
4. 2026-06-16
   days on market $136,000 Active 24 DOM
5. 2026-06-15
   days on market $136,000 Active 23 DOM
6. 2026-06-14
   days on market $136,000 Active 21 DOM
7. 2026-06-13
   days on market $136,000 Active 20 DOM
8. 2026-06-10
   days on market $136,000 Active 18 DOM
9. 2026-06-09
   days on market $136,000 Active 17 DOM
10. 2026-06-08
    days on market $136,000 Active 16 DOM
11. 2026-06-07
    days on market $136,000 Active 15 DOM
12. 2026-06-02
    days on market $136,000 Active 10 DOM
13. 2026-06-01
    days on market $136,000 Active 9 DOM
14. 2026-05-31
    days on market $136,000 Active 8 DOM
15. 2026-05-30
    days on market $136,000 Active 7 DOM
16. 2026-05-21
    listed $136,000 Active
17. 2002-09-09
    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: $1,858 · $155/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$630/yr (+$53/mo · 33.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥113°F today · 24 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: $17,189
• − Mortgage interest: −$7,618
• − Property taxes: −$1,858
• − Insurance: −$680
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$3,956
• Taxable income: $326
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $2,404/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

2 events — show timeline

• 2026-05-21 Listed $136,000 NTREIS
• 2002-09-09 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,858 · +4.9% YoY. Source: county tax records.