923 California St · Texarkana, AR 71854

$69,900

3 bd · 2.0 ba · 1,564 sqft · SingleFamily public records · 40 Days on market

Built 1980 0.28 ac lot Est $53k · 31% over ↓ 29% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special – Motivated Seller! This is your chance to snag a solid fixer-upper with serious upside! Featuring a separate dining room, generously sized bedrooms, a carport, and a fenced backyard with a storage shed, this property is packed with potential. Whether you're looking to flip or hold, this one checks the boxes. Seller is open and ready to make a deal – bring us an offer! Opportunities like this don’t last—schedule your showing today and let’s talk numbers!

Key facts

• Separate dining room
• Carport
• Storage shed

Tags

• SEPARATE DINING ROOM
• FENCED BACKYARD
• STORAGE SHED
• CARPORT
• DETACHED

Property features AI

Exterior

• Parking: Carport for 2 cars
• Utilities: Public sewer; Public water; Municipal electric service (Entergy)
• Home design: Single-family property
• Construction: 3‑tab shingle roof; Slab foundation
• Exterior features: Brick exterior; Level lot in a subdivision; Paved road access

Interior

• Kitchen: Free‑standing stove; Dishwasher; Refrigerator stays
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Carpet and tile flooring; Laundry room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $858 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.0% vs local median 4.5% 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 64/100 on livability (#177 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools D, crime F, amenities F.
• Texarkana School District (suburban): math 27% / reading 24% proficiency, ranked #181 of 238 in AR (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 273 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 21 units permitted in Miller County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($47k/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 $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Miller County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 2.35% ✓
• Cap rate: 21.03%
• Cash-on-cash: 52.63%
• DSCR: 3.34
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $53,176
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
923 California St	0.00mi	3/2.0	1,564 (0%)	1mo	$43,000	$27	99
2125 Walter St	0.15mi	3/2.0	1,596 (+2%)	2mo	$54,000	$34	88

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: 50.6%
• Equity multiple: 3.21×
• Total profit: $43,342
• Equity at exit: $10,422

10-year hold

• IRR: 56.0%
• Equity multiple: 6.53×
• Total profit: $108,136
• Equity at exit: $6,044

Cash invested: $19,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 71854

• Home prices YoY: -16.9%
• Active inventory: 273
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,646 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$46 /mo · $556/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $858

Break-even live

Break-even rent $560

Max offer price $69,900

Occupancy floor 43%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2405 Tyler Ln Texarkana, AR	3.0	2.0	1905	$1,890	$0.99	44d	1	1.21mi
2101 Pecan St Texarkana, AR	3.0	1.0	1453	$1,125	$0.77	44d	1	1.39mi

Listing history 21 events

1. 2026-04-14
   status Under Contract
2. 2026-04-07
   historical Take Backups
3. 2026-04-07
   historical
4. 2026-03-05
   listed $69,900 New Listing
5. 2026-03-05
   historical
6. 2026-02-05
   price $69,900
7. 2026-02-02
   listed $75,000 New Listing
8. 2026-02-02
   historical
9. 2026-01-08
   price $75,000
10. 2026-01-01
    listed $79,999 New Listing
11. 2026-01-01
    historical
12. 2025-12-16
    status Back on Market
13. 2025-12-01
    status Under Contract
14. 2025-10-14
    listed $79,999 New Listing
15. 2025-10-14
    historical
16. 2025-09-18
    price $79,999
17. 2025-09-10
    listed $85,000 New Listing
18. 2025-09-10
    historical
19. 2025-07-19
    listed $85,000 New Listing
20. 2025-07-19
    historical
21. 2025-05-14
    listed $99,000 New Listing

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $556 · $46/mo
• Projected year-2 tax: $556 · $46/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $19,753
• − Mortgage interest: −$3,915
• − Property taxes: −$556
• − Insurance: −$350
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$2,033
• Taxable income: $9,738
• Est. tax owed @ 24.0%: −$2,337
• After-tax cash flow: $7,963/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 School District
• NCES district ID: 0513110
• Math proficiency: 27% ▼ -12.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $39,320
• Composite: 21.47/100
• National rank: #8332
• State rank: #181 of 238 in AR

Livability — Texarkana

• Score: 64/100
• State rank: #177
• US rank: #14514

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Texarkana, AR
• County: Miller County · 35,720 people
• City population: 35,720
• Metro: Texarkana, TX-AR
• Population (ZIP): 35,720
• Household income: $46,878
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 1388.0

Population outlook (Miller County) Hauer SSP2

• Today (2025): 44,197 people
• By 2030: 43,844 · -0.8%
• By 2040: 42,680 · -3.4%
• By 2050: 41,024 · -7.2%
• By 2075: 35,685 · -19.3%
• By 2100: 28,325 · -35.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 30% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Miller

• 2024 margin: Solid R (+51.1) · D 23.9% · R 74.9% · Other 1.2%
• 2008→2024 swing: -17.6pp toward R · 2008: -33.5pp · 2024: -51.1pp
• All cycles: 2024: R+51.1 2020: R+46.4 2016: R+43.8 2012: R+39.8 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.00%
• Current HPI: 196.7615
• Rent YoY: —
• Metro: Texarkana, TX-AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

-29.4% since first listed

21 events — show timeline

• 2026-04-14 Pending — CARMLS
• 2026-04-07 Contingent — CARMLS
• 2026-04-07 Listing Removed — CARMLS
• 2026-03-05 Listed $69,900 CARMLS
• 2026-03-05 Listing Removed — CARMLS
• 2026-02-05 Price Changed $69,900 CARMLS
• 2026-02-02 Listed $75,000 CARMLS
• 2026-02-02 Listing Removed — CARMLS
• 2026-01-08 Price Changed $75,000 CARMLS
• 2026-01-01 Listing Removed — CARMLS
• 2026-01-01 Listed $79,999 CARMLS
• 2025-12-16 Relisted — CARMLS
• 2025-12-01 Pending — CARMLS
• 2025-10-14 Listing Removed — CARMLS
• 2025-10-14 Listed $79,999 CARMLS
• 2025-09-18 Price Changed $79,999 CARMLS
• 2025-09-10 Listing Removed — CARMLS
• 2025-09-10 Listed $85,000 CARMLS
• 2025-07-19 Listing Removed — CARMLS
• 2025-07-19 Listed $85,000 CARMLS
• 2025-05-14 Listed $99,000 CARMLS

Property tax history

+10.0%/yr

Latest (2025): $556 · +10.0% YoY. Source: county tax records.