203 1/2 Memorial Ln · Wake Village, TX 75501

$155,820

4 bd · 2.5 ba · 2,150 sqft · SingleFamily · 147 Days on market

Built 1987 Fair condition 0.40 ac lot $72/sqft · 31% below area Est $227k · 31% under ↓ 32% 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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom, 2 story home in Wake Village. This home has 2 full bath, 1 half bath, utility room, fireplace, a large workshop with roll-up door, a downstairs master bed, and chain link fencing. Property is being sold "as-is".

Key facts

• Chain link fencing
• Large workshop
• Fireplace

Tags

• FIREPLACE
• LARGE WORKSHOP
• CHAIN LINK FENCING

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $156k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $56 ($673/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (8.0% below list).
• Recommended offer: $137k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#51 in TX, #2,068 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F.
• 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: 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,121 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (median comp): $226,805
• List price: $155,820
• Delta: -31.30%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Jeffery Cir	0.29mi	3/2.0 (-1)	1,893 (-12%)	22mo	$235,000	$124	41

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 · 1.63% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.46×
• Total profit: $-23,608
• Equity at exit: $23,233

10-year hold

• IRR: -9.4%
• Equity multiple: 0.46×
• Total profit: $-23,657
• Equity at exit: $13,472

Cash invested: $43,630 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$817
• Tax est. 1.5%: −$195 /mo · $2,337/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $56

Break-even live

Break-even rent $1,363

Max offer price $155,820

Occupancy floor 91%

Sensitivity live

Price	-10% $164	-5% $110	+0% $56	+5% $2	+10% $-52
Rent	-10% $-57	-5% $-1	+0% $56	+5% $113	+10% $169
Rate	-1.0pp $135	-0.5pp $96	base $56	+0.5pp $16	+1.0pp $-25

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: $38,955
• Closing costs: $4,675
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-13
   status Pending 232-char remark

   Show marketing remark (232 chars)

   4 bedroom, 2 story home in Wake Village. This home has 2 full bath, 1 half bath, utility room, fireplace, a large workshop with roll-up door, a downstairs master bed, and chain link fencing. Property is being sold "as-is".

2. 2026-02-20
   price $155,820 232-char remark

   Show marketing remark (232 chars)

   4 bedroom, 2 story home in Wake Village. This home has 2 full bath, 1 half bath, utility room, fireplace, a large workshop with roll-up door, a downstairs master bed, and chain link fencing. Property is being sold "as-is".

3. 2025-12-17
   listed $159,000 Active 232-char remark

   Show marketing remark (232 chars)

   4 bedroom, 2 story home in Wake Village. This home has 2 full bath, 1 half bath, utility room, fireplace, a large workshop with roll-up door, a downstairs master bed, and chain link fencing. Property is being sold "as-is".

4. 2024-12-02
   listed $180,000 Active
5. 2024-05-08
   price $180,000
6. 2024-02-17
   status Active
7. 2024-02-16
   listed $184,000 Active
8. 2024-01-16
   price $184,000
9. 2024-01-06
   price $199,000
10. 2023-09-05
    price $215,000
11. 2023-08-14
    status Active
12. 2023-08-14
    historical
13. 2023-08-11
    listed $230,000 Active

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

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 · 21 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: $17,208
• − Mortgage interest: −$8,728
• − Property taxes: −$2,337
• − Insurance: −$779
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$4,533
• Taxable loss: −$1,923
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $1,134/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 2-story home in Wake Village requires moderate renovations to improve its condition and increase its value. The interior walls and trim, kitchen, and bathrooms need updates, while the exterior and landscaping can be improved to enhance curb appeal.

Repairs flagged

• Minor kitchen cabinets — existing cabinetry
• Minor bathroom fixtures — existing fixtures
• Minor landscaping — existing yard and landscaping

Value-add opportunities

• Both paint interior walls and trim — enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets and countertops — modernizes kitchen and increases value
• Both install new bathroom fixtures — modernizes bathroom and increases value
• Both landscaping and curb appeal improvements — enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · existing cabinetry	Minor	$500–3,000
bathroom fixtures · existing fixtures	Minor	$500–3,000
landscaping · existing yard and landscaping	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls and trim — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets and countertops — modernizes kitchen and increases value ↑
• Both install new bathroom fixtures — modernizes bathroom and increases value ↑
• Both landscaping and curb appeal improvements — enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Wake Village

• Score: 79/100
• State rank: #51
• US rank: #2068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wake Village, TX
• County: Bowie County · 61,238 people
• 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

-32.3% since first listed

13 events — show timeline

• 2026-05-13 Pending — TBOR
• 2026-02-20 Price Changed $155,820 TBOR
• 2025-12-17 Listed $159,000 TBOR
• 2024-12-02 Listed $180,000 TBOR
• 2024-05-08 Price Changed $180,000 TBOR
• 2024-02-17 Relisted — TBOR
• 2024-02-16 Listed $184,000 TBOR
• 2024-01-16 Price Changed $184,000 TBOR
• 2024-01-06 Price Changed $199,000 TBOR
• 2023-09-05 Price Changed $215,000 TBOR
• 2023-08-14 Relisted — TBOR
• 2023-08-14 Delisted — TBOR
• 2023-08-11 Listed $230,000 TBOR