16 Sheri Ln · Texarkana, TX 75503

$197,000

3 bd · 1.5 ba · 1,456 sqft · SingleFamily public records · 32 Days on market

0.44 ac lot $135/sqft · 10% above area Est $180k · 10% over

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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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +7.2/10.0
• Schools +5.6/10.0
• Livability +3.9/5.0
• ARV discount +3.1/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom home offering 1,456 sq ft of comfortable living space. This well-maintained property features a cozy wood-burning fireplace, perfect for relaxing evenings, and a functional layout with spacious living areas. The kitchen offers ample cabinetry and natural light, while the home's character shines throughout. Step outside to enjoy a welcoming backyard patio, ready for entertaining, all set on a generous 0.44-acre lot. Perfect for gatherings, gardening, or giving kids and pets plenty of room to run and play. Mature trees provide shade and privacy, creating a peaceful outdoor retreat. A standout feature is the insulated 25x17 storage building/workshop, ideal for hobbies, stora

Key facts

• Backyard patio
• Flex space
• 0.44 acre lot

Tags

• WOOD-BURNING FIREPLACE
• BACKYARD PATIO
• INSULATED STORAGE BUILDING
• FLEX SPACE
• ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Concrete and gravel driveway on a city street
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Brick construction; Shingle roof; Slab foundation
• Construction: Built with brick; Slab foundation; Shingle roof
• Exterior features: Patio; Privacy fencing; Outbuilding

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air; Electric cooling; Window unit(s)
• Interior features: Ceiling fan(s); Blinds; Wood-burning fireplace in the living room; Storage
• Laundry & utility: Laundry inside; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $197k).
• Recommended offer: $191k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: 298 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).
• This rent runs 40% of the median local income ($72k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($191k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $191,090 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 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?
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: 1.22% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $179,534
• List price: $197,000
• Delta: 9.73%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,902
• Equity at exit: $29,373

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $47,461
• Equity at exit: $17,033

Cash invested: $55,160 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,408 medium
• Mortgage (P&I): −$1,033
• Tax from tax record: −$241 /mo · $2,895/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $546

Break-even live

Break-even rent $1,717

Max offer price $197,000

Occupancy floor 72%

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3681 Cooper Ridge Dr Texarkana, TX	3.0	2.0	1500	$2,398	$1.60	44d	3	0.37mi
6503 Chaparral St Texarkana, TX	3.0	2.0	1427	$4,500	$3.15	44d	1	0.74mi

Listing history 1 events

1. 2026-04-23
   listed $197,000 Active 987-char remark

ⓘ 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: $2,895 · $241/mo
• Projected year-2 tax: $3,605 · $300/mo
• Expected delta: +$710/yr (+$59/mo · 24.5%)

ⓘ 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 ≥111°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: $28,901
• − Mortgage interest: −$11,035
• − Property taxes: −$2,895
• − Insurance: −$985
• − Repairs & maintenance: −$2,312
• − Management: −$2,312
• − Depreciation: −$5,731
• Taxable income: $3,631
• Est. tax owed @ 24.0%: −$871
• After-tax cash flow: $5,684/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

• 2026-05-26 Pending — TBOR
• 2026-04-23 Listed $197,000 TBOR

Property tax history

+3.3%/yr

Latest (2025): $2,895 · +11.1% YoY. Source: county tax records.