3601 Beech St · Texarkana, AR 71854

$45,000

3 bd · 2.0 ba · 1,327 sqft · SingleFamily public records · 14 Days on market

Built 1955 10,018 sqft lot $34/sqft · 70% below area

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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 MLS

Charming cottage situated on a corner lot! Upon entering through the front door, you will immediately notice the open concept living area that seamlessly combines with the formal dining space. The living room, dining area, and all three bedrooms feature exquisite small striped wood flooring. One of the bedrooms has been partially covered with linoleum squares; however, the wood floor is visible in the closet and in two other locations within the room. The kitchen offers ample cabinetry and includes a pantry located in the hallway. Adjacent to the kitchen is a spacious utility room, along with an additional bathroom. As you step down from the hallway, you'll find that the former garage has been transformed into two additional rooms. A carport has been added outside, directly in front of this area. Please note that the gas meter has been removed from the property, and the owner is uncertain about the condition of the electrical system. All offers submitted must include a pre-approval letter or proof of funds. The seller is open to considering seller financing, and the buyer will also need to sign a Non-Owner Occupant Addendum.

Key facts

• Pantry
• Ample cabinetry
• Formal dining space

Tags

• CORNER LOT
• OPEN CONCEPT LIVING AREA
• FORMAL DINING SPACE
• AMPLE CABINETRY
• PANTRY
• SPACIOUS UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 23.0% 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; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 21 units permitted in Miller County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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

• Watch-outs: property tax is 3.0% of price; built in 1955 — 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 $45,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.80% ✓
• Cap rate: 23.00%
• Cash-on-cash: 59.67%
• DSCR: 3.66
• GRM: 3.0

CMA / ARV

• ARV (median comp): $150,665
• List price: $45,000
• Delta: -70.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3303 Rice St	0.29mi	3/1.0	1,328 (+0%)	24mo	$125,000	$94	63
3508 Hickory St	0.23mi	3/1.0	1,130 (-15%)	2mo	$163,000	$144	59
406 E 36th St	0.05mi	3/2.0	1,504 (+13%)	22mo	$167,000	$111	57
914 E 33rd St	0.52mi	3/1.0	1,200 (-10%)	3mo	$92,350	$77	54
11 N Hermitage Dr	0.74mi	3/1.5	1,377 (+4%)	6mo	$168,000	$122	52
2818 Beech St	0.51mi	2/1.0 (-1)	1,144 (-14%)	3mo	$142,400	$124	42

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: 58.4%
• Equity multiple: 3.59×
• Total profit: $32,666
• Equity at exit: $6,710

10-year hold

• IRR: 63.2%
• Equity multiple: 7.35×
• Total profit: $80,047
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,258 high
• Mortgage (P&I): −$236
• Tax from tax record: −$113 /mo · $1,350/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $627

Break-even live

Break-even rent $465

Max offer price $45,000

Occupancy floor 45%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3801 Magnolia St Unit MG01 Texarkana, TX	3.0	1.5	1200	$1,000	$0.83	43d	1	0.42mi
4101 Olive St Texarkana, TX	2.0	1.0	1400	$1,300	$0.93	43d	1	0.58mi
1400 E 35th St Unit PS2-013 Texarkana, AR	2.0	1.0	980	$859	$0.88	43d	1	0.77mi
1400 E 35th St Unit PS16-142 Texarkana, AR	2.0	1.0	980	$809	$0.83	43d	1	0.77mi
1400 E 35th St Unit PS6-052 Texarkana, AR	2.0	2.0	1025	$899	$0.88	43d	1	0.77mi
722 W 34th St Texarkana, TX	2.0	1.0	1298	$1,300	$1.00	43d	1	0.93mi
4841 N Park Rd Texarkana, TX	2.0	1.5	1260	$1,100	$0.87	43d	1	0.94mi
2101 Pecan St Texarkana, AR	3.0	1.0	1453	$1,125	$0.77	43d	1	1.04mi
3302 Anthony Dr Texarkana, TX	3.0	2.0	1726	$850	$0.49	43d	1	1.07mi
3514 Sabine Ave Texarkana, TX	4.0	2.0	1600	$1,845	$1.15	43d	1	1.15mi
2301 Arkansas Blvd Texarkana, AR	1.0–3.0	1.0–2.0	969	$1,245	$1.28	43d	35	1.29mi
2400 Brookridge Dr Texarkana, AR	2.0–3.0	1.0–2.0	1000	$1,095	$1.09	43d	3	1.29mi
333 Links Dr Texarkana, AR	1.0–2.0	1.0–2.0	790	$960	$1.21	43d	1	1.34mi
1504 Colorado St Texarkana, TX	3.0	2.0	1298	$1,595	$1.23	43d	1	1.35mi

Listing history 25 events

1. 2026-05-19
   historical
2. 2026-05-11
   listed $45,000 Active 1142-char remark

   Show marketing remark (1142 chars)

   Charming cottage situated on a corner lot! Upon entering through the front door, you will immediately notice the open concept living area that seamlessly combines with the formal dining space. The living room, dining area, and all three bedrooms feature exquisite small striped wood flooring. One of the bedrooms has been partially covered with linoleum squares; however, the wood floor is visible in the closet and in two other locations within the room. The kitchen offers ample cabinetry and includes a pantry located in the hallway. Adjacent to the kitchen is a spacious utility room, along with an additional bathroom. As you step down from the hallway, you'll find that the former garage has been transformed into two additional rooms. A carport has been added outside, directly in front of this area. Please note that the gas meter has been removed from the property, and the owner is uncertain about the condition of the electrical system. All offers submitted must include a pre-approval letter or proof of funds. The seller is open to considering seller financing, and the buyer will also need to sign a Non-Owner Occupant Addendum.

3. 2026-05-07
   price $45,000
4. 2026-03-04
   price $52,500
5. 2026-01-06
   listed $55,999 New Listing
6. 2025-11-01
   historical
7. 2025-10-22
   price $64,900
8. 2025-10-22
   price $64,900
9. 2025-08-14
   listed $69,900 New Listing
10. 2025-04-24
    historical
11. 2025-04-10
    price $60,800
12. 2025-03-10
    price $61,200
13. 2025-02-21
    price $61,600
14. 2025-02-06
    price $62,000
15. 2025-01-22
    price $63,900
16. 2025-01-04
    price $66,500
17. 2024-12-20
    price $69,100
18. 2024-12-05
    price $72,400
19. 2024-11-19
    price $76,600
20. 2024-11-04
    price $86,100
21. 2024-10-18
    price $102,800
22. 2024-10-04
    listed $132,500 New Listing
23. 2005-02-28
    soldstatus $43,213
24. 2000-11-27
    soldstatus $52,000
25. 1980-03-04
    soldstatus $27,000

ⓘ 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: $1,350 · $113/mo
• Projected year-2 tax: $1,350 · $113/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,095
• − Mortgage interest: −$2,521
• − Property taxes: −$1,350
• − Insurance: −$225
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$1,309
• Taxable income: $7,275
• Est. tax owed @ 24.0%: −$1,746
• After-tax cash flow: $5,772/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

+66.7% since first listed

25 events — show timeline

• 2026-05-19 Listing Removed — CARMLS
• 2026-05-11 Listed $45,000 TBOR
• 2026-05-07 Price Changed $45,000 CARMLS
• 2026-03-04 Price Changed $52,500 CARMLS
• 2026-01-06 Listed $55,999 CARMLS
• 2025-11-01 Listing Removed — CARMLS
• 2025-10-22 Price Changed $64,900 CARMLS
• 2025-10-22 Price Changed $64,900 HSBOR
• 2025-08-14 Listed $69,900 CARMLS
• 2025-04-24 Listing Removed — CARMLS
• 2025-04-10 Price Changed $60,800 CARMLS
• 2025-03-10 Price Changed $61,200 CARMLS
• 2025-02-21 Price Changed $61,600 CARMLS
• 2025-02-06 Price Changed $62,000 CARMLS
• 2025-01-22 Price Changed $63,900 CARMLS
• 2025-01-04 Price Changed $66,500 CARMLS
• 2024-12-20 Price Changed $69,100 CARMLS
• 2024-12-05 Price Changed $72,400 CARMLS
• 2024-11-19 Price Changed $76,600 CARMLS
• 2024-11-04 Price Changed $86,100 CARMLS
• 2024-10-18 Price Changed $102,800 CARMLS
• 2024-10-04 Listed $132,500 CARMLS
• 2005-02-28 Sold (Public Records) $43,213 Public Records
• 2000-11-27 Sold (Public Records) $52,000 Public Records
• 1980-03-04 Sold (Public Records) $27,000 Public Records

Property tax history

+18.6%/yr

Latest (2025): $1,350 · +263.0% YoY. Source: county tax records.