2609 Pine St · Texarkana, TX 75503

$49,989

3 bd · 1.0 ba · 1,820 sqft · SingleFamily public records · 266 Days on market

Built 1950 9,583 sqft lot $27/sqft · 65% below area ↓ 9% since listing

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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 +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR PACKAGE! Uncover the potential of this delightful 0.22-acre property located at 2609 Pine St in the vibrant city of Texarkana, TX. Offering a perfect blend of cozy community living and easy access to city amenities, this plot is ideal for building a dream home or a lucrative investment project. This property is part of an exclusive investor special package available for a limited time. 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 put the deed in your name and make this your dream property.

Key facts

• 0.22-acre property
• 9,583 sq ft lot
• Built 1950

Tags

• 0.22-ACRE PROPERTY
• EASY ACCESS TO CITY AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.4% 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.
• 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.
• Market conditions: 298 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,990 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 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 1950 — 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: 3.12% ✓
• Cap rate: 27.40%
• Cash-on-cash: 75.39%
• DSCR: 4.35
• GRM: 2.7

CMA / ARV

• ARV (median comp): $141,254
• List price: $49,989
• Delta: -64.61%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 Ash St	0.62mi	3/2.0	1,965 (+8%)	6mo	$180,000	$92	49

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: 75.3%
• Equity multiple: 4.42×
• Total profit: $47,931
• Equity at exit: $7,454

10-year hold

• IRR: 79.0%
• Equity multiple: 9.14×
• Total profit: $113,965
• Equity at exit: $4,322

Cash invested: $13,997 (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: 298
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,560 high
• Mortgage (P&I): −$262
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $879

Break-even live

Break-even rent $447

Max offer price $49,989

Occupancy floor 39%

Sensitivity live

Price	-10% $908	-5% $893	+0% $879	+5% $865	+10% $851
Rent	-10% $756	-5% $818	+0% $879	+5% $941	+10% $1,003
Rate	-1.0pp $904	-0.5pp $892	base $879	+0.5pp $866	+1.0pp $853

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: $12,497
• Closing costs: $1,500
• 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	44d	1	0.48mi
722 W 34th St Texarkana, TX	2.0	1.0	1298	$1,300	$1.00	44d	1	0.52mi
3514 Sabine Ave Texarkana, TX	4.0	2.0	1600	$1,845	$1.15	44d	1	0.71mi
2101 Pecan St Texarkana, AR	3.0	1.0	1453	$1,125	$0.77	44d	1	0.79mi
4101 Olive St Texarkana, TX	2.0	1.0	1400	$1,300	$0.93	44d	1	1.00mi
1504 Colorado St Texarkana, TX	3.0	2.0	1298	$1,595	$1.23	44d	1	1.04mi
2405 Tyler Ln Texarkana, AR	3.0	2.0	1905	$1,890	$0.99	44d	1	1.33mi

Listing history 21 events

1. 2026-06-19
   days on market $49,989 Active 266 DOM
2. 2026-06-18
   days on market $49,989 Active 265 DOM
3. 2026-06-17
   days on market $49,989 Active 264 DOM
4. 2026-06-16
   days on market $49,989 Active 263 DOM
5. 2026-06-15
   days on market $49,989 Active 262 DOM
6. 2026-06-14
   days on market $49,989 Active 260 DOM
7. 2026-06-13
   days on market $49,989 Active 259 DOM
8. 2026-06-10
   days on market $49,989 Active 257 DOM
9. 2026-06-09
   days on market $49,989 Active 256 DOM
10. 2026-06-08
    days on market $49,989 Active 255 DOM
11. 2026-06-07
    days on market $49,989 Active 254 DOM
12. 2026-06-05
    days on market $49,989 Active 251 DOM
13. 2026-06-02
    days on market $49,989 Active 249 DOM
14. 2026-06-01
    days on market $49,989 Active 248 DOM
15. 2026-05-31
    days on market $49,989 Active 247 DOM
16. 2026-05-30
    days on market $49,989 Active 246 DOM
17. 2025-12-03
    status Active 625-char remark

    Show marketing remark (625 chars)

    INVESTOR PACKAGE! Uncover the potential of this delightful 0.22-acre property located at 2609 Pine St in the vibrant city of Texarkana, TX. Offering a perfect blend of cozy community living and easy access to city amenities, this plot is ideal for building a dream home or a lucrative investment project. This property is part of an exclusive investor special package available for a limited time. 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 put the deed in your name and make this your dream property.

18. 2025-06-25
    status Pending 625-char remark

    Show marketing remark (625 chars)

    INVESTOR PACKAGE! Uncover the potential of this delightful 0.22-acre property located at 2609 Pine St in the vibrant city of Texarkana, TX. Offering a perfect blend of cozy community living and easy access to city amenities, this plot is ideal for building a dream home or a lucrative investment project. This property is part of an exclusive investor special package available for a limited time. 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 put the deed in your name and make this your dream property.

19. 2025-05-14
    price $49,989 625-char remark

    Show marketing remark (625 chars)

    INVESTOR PACKAGE! Uncover the potential of this delightful 0.22-acre property located at 2609 Pine St in the vibrant city of Texarkana, TX. Offering a perfect blend of cozy community living and easy access to city amenities, this plot is ideal for building a dream home or a lucrative investment project. This property is part of an exclusive investor special package available for a limited time. 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 put the deed in your name and make this your dream property.

20. 2025-04-18
    listed $54,989 Active 625-char remark

    Show marketing remark (625 chars)

    INVESTOR PACKAGE! Uncover the potential of this delightful 0.22-acre property located at 2609 Pine St in the vibrant city of Texarkana, TX. Offering a perfect blend of cozy community living and easy access to city amenities, this plot is ideal for building a dream home or a lucrative investment project. This property is part of an exclusive investor special package available for a limited time. 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 put the deed in your name and make this your dream property.

21. 2001-01-09
    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: $837 · $70/mo
• Projected year-2 tax: $915 · $76/mo
• Expected delta: +$77/yr (+$6/mo · 9.2%)

ⓘ 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 ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $18,715
• − Mortgage interest: −$2,800
• − Property taxes: −$837
• − Insurance: −$250
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$1,454
• Taxable income: $10,379
• Est. tax owed @ 24.0%: −$2,491
• After-tax cash flow: $8,061/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): 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

-9.1% since first listed

5 events — show timeline

• 2025-12-03 Relisted — HARMLS
• 2025-06-25 Pending — HARMLS
• 2025-05-14 Price Changed $49,989 HARMLS
• 2025-04-18 Listed $54,989 HARMLS
• 2001-01-09 Sold (Public Records) — Public Records

Property tax history

-5.2%/yr

Latest (2025): $837 · -61.8% YoY. Source: county tax records.