1716 S Robison Rd · Texarkana, TX 75501

$99,849

3 bd · 2.0 ba · 1,458 sqft · SingleFamily public records · 427 Days on market

Built 1962 10,454 sqft lot $68/sqft · 115% above area ↓ 2% 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 +24.6/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

NEW ROOF on this FIXER UPPER! This charming one-story fixer-upper home located in Texarkana, TX. This home still needs some updating, but it does have a new roof! It also has an attached two-car garage, plus it features three bedrooms and two bathrooms, providing ample space for comfortable living. The dining area is enhanced with built-in shelving, adding a touch of character and functionality. The kitchen, with its decent size, showcases beautiful wooden cabinets and stylish porcelain tile countertops, offering a solid foundation for your culinary endeavors. While the home requires some renovations and fixes, its structure and layout present an excellent opportunity for transformation. and there are multiple shops, and local attractions nearby. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to out the deed in your name and make this your dream home.

Key facts

• Multiple shops
• Local attractions
• Wooden cabinets

Tags

• ATTACHED TWO-CAR GARAGE
• BUILT-IN SHELVING
• WOODEN CABINETS
• PORCELAIN TILE COUNTERTOPS
• MULTIPLE SHOPS
• LOCAL ATTRACTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

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 $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• 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.
• Market conditions: Rents rising (+1.6%/yr); 320 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 427 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,867 (12.0% below list)

Questions for the listing agent

1. It's been on market 427 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 1962 — 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: 1.14% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $46,362
• List price: $99,849
• Delta: 115.37%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-4,514
• Equity at exit: $14,888

10-year hold

• IRR: 3.7%
• Equity multiple: 1.25×
• Total profit: $6,953
• Equity at exit: $8,633

Cash invested: $27,958 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$128 /mo · $1,535/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $207

Break-even live

Break-even rent $877

Max offer price $99,849

Occupancy floor 77%

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: $24,962
• Closing costs: $2,995
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3535 S Lake Dr Texarkana, TX	1.0–2.0	1.0–2.0	843	$599	$0.71	44d	1	0.81mi

Listing history 18 events

1. 2026-06-19
   days on market $99,849 Active 427 DOM
2. 2026-06-18
   days on market $99,849 Active 426 DOM
3. 2026-06-17
   days on market $99,849 Active 425 DOM
4. 2026-06-16
   days on market $99,849 Active 424 DOM
5. 2026-06-15
   days on market $99,849 Active 423 DOM
6. 2026-06-14
   days on market $99,849 Active 421 DOM
7. 2026-06-13
   days on market $99,849 Active 420 DOM
8. 2026-06-10
   days on market $99,849 Active 418 DOM
9. 2026-06-09
   days on market $99,849 Active 417 DOM
10. 2026-06-08
    days on market $99,849 Active 416 DOM
11. 2026-06-07
    days on market $99,849 Active 415 DOM
12. 2026-06-02
    days on market $99,849 Active 410 DOM
13. 2026-06-01
    days on market $99,849 Active 409 DOM
14. 2026-05-31
    days on market $99,849 Active 408 DOM
15. 2026-05-30
    days on market $99,849 Active 407 DOM
16. 2026-02-23
    price $99,849 983-char remark

    Show marketing remark (983 chars)

    NEW ROOF on this FIXER UPPER! This charming one-story fixer-upper home located in Texarkana, TX. This home still needs some updating, but it does have a new roof! It also has an attached two-car garage, plus it features three bedrooms and two bathrooms, providing ample space for comfortable living. The dining area is enhanced with built-in shelving, adding a touch of character and functionality. The kitchen, with its decent size, showcases beautiful wooden cabinets and stylish porcelain tile countertops, offering a solid foundation for your culinary endeavors. While the home requires some renovations and fixes, its structure and layout present an excellent opportunity for transformation. and there are multiple shops, and local attractions nearby. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to out the deed in your name and make this your dream home.

17. 2025-04-18
    listed $101,849 Active 983-char remark

    Show marketing remark (983 chars)

    NEW ROOF on this FIXER UPPER! This charming one-story fixer-upper home located in Texarkana, TX. This home still needs some updating, but it does have a new roof! It also has an attached two-car garage, plus it features three bedrooms and two bathrooms, providing ample space for comfortable living. The dining area is enhanced with built-in shelving, adding a touch of character and functionality. The kitchen, with its decent size, showcases beautiful wooden cabinets and stylish porcelain tile countertops, offering a solid foundation for your culinary endeavors. While the home requires some renovations and fixes, its structure and layout present an excellent opportunity for transformation. and there are multiple shops, and local attractions nearby. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to out the deed in your name and make this your dream home.

18. 1967-08-26
    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: $1,535 · $128/mo
• Projected year-2 tax: $1,827 · $152/mo
• Expected delta: +$292/yr (+$24/mo · 19.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,676
• − Mortgage interest: −$5,593
• − Property taxes: −$1,535
• − Insurance: −$499
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$2,905
• Taxable income: $956
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $2,257/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

• 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

-2.0% since first listed

3 events — show timeline

• 2026-02-23 Price Changed $99,849 HARMLS
• 2025-04-18 Listed $101,849 HARMLS
• 1967-08-26 Sold (Public Records) — Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,535 · -17.3% YoY. Source: county tax records.