804 Mary St · Texarkana, AR 71854

$72,000

2 bd · 1.0 ba · 1,038 sqft · SingleFamily public records · 32 Days on market

Built 1955 0.26 ac lot

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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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey investment opportunity! Tenant already in place! Two bedroom One bath, income producing property! Great opportunity to add to or start your investment portfolio!

Key facts

• 0.26 acre lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Attached garage (1 covered space); 1 total parking space; 1 carport space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Frame construction with vinyl siding; Shingle roof; Pillar/post/pier foundation; Built on one level
• Exterior features: Covered patio/porch; Outbuilding for storage

Interior

• Kitchen: Gas range
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Window air conditioning units
• Interior features: Gas range; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.
• Current owner paid $18k; list at $72k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $69,840 (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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.51% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.85%
• DSCR: 2.11
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.3%
• Equity multiple: 1.74×
• Total profit: $14,902
• Equity at exit: $10,735

10-year hold

• IRR: 26.6%
• Equity multiple: 3.34×
• Total profit: $47,141
• Equity at exit: $6,225

Cash invested: $20,160 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $417

Break-even live

Break-even rent $560

Max offer price $72,000

Occupancy floor 57%

Sensitivity live

Price	-10% $458	-5% $438	+0% $417	+5% $397	+10% $377
Rent	-10% $331	-5% $374	+0% $417	+5% $460	+10% $503
Rate	-1.0pp $454	-0.5pp $436	base $417	+0.5pp $399	+1.0pp $380

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2403 Division St Texarkana, AR	2.0	1.0	715	$749	$1.05	44d	1	0.58mi
519 Oak St Texarkana, TX	1.0–2.0	1.0	612	$895	$1.46	44d	4	1.49mi

Listing history 24 events

1. 2026-06-19
   days on market $72,000 Active 32 DOM
2. 2026-06-18
   days on market $72,000 Active 31 DOM
3. 2026-06-17
   days on market $72,000 Active 30 DOM
4. 2026-06-16
   days on market $72,000 Active 29 DOM
5. 2026-06-15
   days on market $72,000 Active 28 DOM
6. 2026-06-14
   days on market $72,000 Active 26 DOM
7. 2026-06-13
   days on market $72,000 Active 25 DOM
8. 2026-06-10
   days on market $72,000 Active 23 DOM
9. 2026-06-09
   days on market $72,000 Active 22 DOM
10. 2026-06-08
    days on market $72,000 Active 21 DOM
11. 2026-06-07
    days on market $72,000 Active 20 DOM
12. 2026-06-05
    days on market $72,000 Active 17 DOM
13. 2026-06-03
    days on market $72,000 Active 16 DOM
14. 2026-06-02
    days on market $72,000 Active 15 DOM
15. 2026-06-01
    days on market $72,000 Active 14 DOM
16. 2026-05-31
    days on market $72,000 Active 13 DOM
17. 2026-05-30
    days on market $72,000 Active 12 DOM
18. 2026-05-18
    listed $72,000 Active
19. 2023-10-17
    price $73,900
20. 2023-08-22
    listed $79,900 Active
21. 2023-01-04
    listed $74,900 Active
22. 2021-08-24
    soldstatus
23. 2021-05-19
    listed $59,000
24. 2008-02-01
    soldstatus $18,000

ⓘ 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: $421 · $35/mo
• Projected year-2 tax: $461 · $38/mo
• Expected delta: +$40/yr (+$3/mo · 9.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $13,064
• − Mortgage interest: −$4,033
• − Property taxes: −$421
• − Insurance: −$360
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$2,095
• Taxable income: $4,066
• Est. tax owed @ 24.0%: −$976
• After-tax cash flow: $4,033/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

+300.0% since first listed

7 events — show timeline

• 2026-05-18 Listed $72,000 TBOR
• 2023-10-17 Price Changed $73,900 TBOR
• 2023-08-22 Listed $79,900 TBOR
• 2023-01-04 Listed $74,900 TBOR
• 2021-08-24 Sold (MLS) — TBOR
• 2021-05-19 Listed $59,000 TBOR
• 2008-02-01 Sold (Public Records) $18,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $421 · +10.0% YoY. Source: county tax records.