1020 Laurel St · Texarkana, AR 71854

$24,890

2 bd · 1.0 ba · 1,245 sqft · SingleFamily public records · 189 Days on market

Built 1958 5,227 sqft lot $20/sqft · 79% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor/Builder Opportunity! Unleash your vision and maximize your return! This 2-bed, 1-bath property at 1020 Laurel St is a rare find for serious investors and experienced renovators. The interior has been fully gutted to the studs approx. 1,245 sq. ft. , providing a completely blank slate for a modern, customized floor plan and all-new systems. Skip the demolition phase—the hard work is done! Ready for framing, electrical, plumbing, and HVAC, this is your chance to design and rebuild a turn-key property to your exact specifications. Excellent potential for a high-value flip or a custom rental unit. Property is being sold AS-IS. Do not miss this chance to create instant equity in Texarkana!

Key facts

• Fully gutted
• Blank slate
• Excellent potential

Tags

• FULLY GUTTED
• BLANK SLATE
• READY FOR FRAMING
• CUSTOM RENTAL UNIT
• EXCELLENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 42.5% 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; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $172 of loan paydown is wiped out by about $747 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y ago; this cycle's ask has dropped $29.88M (100%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $21,903 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 4.64% ✓
• Cap rate: 42.51%
• Cash-on-cash: 129.35%
• DSCR: 6.76
• GRM: 1.8

CMA / ARV

• ARV (median comp): $116,072
• List price: $24,890
• Delta: -78.56%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 Garland Ave	0.47mi	3/2.0 (+1)	1,292 (+4%)	2mo	$225,000	$174	61
1902 Hickory Street St	0.62mi	3/2.0 (+1)	1,368 (+10%)	15mo	$170,000	$124	33
1823 Garland	0.66mi	3/1.5 (+1)	1,426 (+14%)	14mo	$99,000	$69	27

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: —
• Equity multiple: 7.29×
• Total profit: $43,821
• Equity at exit: $3,711

10-year hold

• IRR: —
• Equity multiple: 15.32×
• Total profit: $99,809
• Equity at exit: $2,152

Cash invested: $6,969 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,155 high
• Mortgage (P&I): −$131
• Tax from tax record: −$20 /mo · $242/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $751

Break-even live

Break-even rent $204

Max offer price $24,890

Occupancy floor 30%

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: $6,222
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2101 Pecan St Texarkana, AR	3.0	1.0	1453	$1,125	$0.77	43d	1	0.67mi
519 Oak St Texarkana, TX	1.0–2.0	1.0	612	$895	$1.46	43d	4	0.90mi
722 W 34th St Texarkana, TX	2.0	1.0	1298	$1,300	$1.00	43d	1	1.21mi
3801 Magnolia St Unit MG01 Texarkana, TX	3.0	1.5	1200	$1,000	$0.83	43d	1	1.38mi
2400 Brookridge Dr Texarkana, AR	2.0–3.0	1.0–2.0	1000	$750	$0.75	43d	3	1.49mi

Listing history 48 events

1. 2026-06-19
   days on market $24,890 Active 189 DOM
2. 2026-06-18
   days on market $24,890 Active 188 DOM
3. 2026-06-17
   days on market $24,890 Active 187 DOM
4. 2026-06-16
   days on market $24,890 Active 186 DOM
5. 2026-06-15
   days on market $24,890 Active 185 DOM
6. 2026-06-14
   days on market $24,890 Active 183 DOM
7. 2026-06-13
   days on market $24,890 Active 182 DOM
8. 2026-06-10
   days on market $24,890 Active 180 DOM
9. 2026-06-09
   days on market $24,890 Active 179 DOM
10. 2026-06-08
    days on market $24,890 Active 178 DOM
11. 2026-06-07
    days on market $24,890 Active 177 DOM
12. 2026-06-05
    days on market $24,890 Active 174 DOM
13. 2026-06-03
    days on market $24,890 Active 173 DOM
14. 2026-06-02
    days on market $24,890 Active 172 DOM
15. 2026-06-01
    days on market $24,890 Active 171 DOM
16. 2026-05-31
    days on market $24,890 Active 170 DOM
17. 2026-05-30
    days on market $24,890 Active 169 DOM
18. 2026-04-30
    price $24,890 708-char remark

    Show marketing remark (708 chars)

    Investor/Builder Opportunity!vUnleash your vision and maximize your return! This 2-bed, 1-bath property at 1020 Laurel St is a rare find for serious investors and experienced renovators. The interior has been fully gutted to the studs approx. 1,245 sq. ft. , providing a completely blank slate for a modern, customized floor plan and all-new systems. Skip the demolition phase—the hard work is done! Ready for framing, electrical, plumbing, and HVAC, this is your chance to design and rebuild a turn-key property to your exact specifications. Excellent potential for a high-value flip or a custom rental unit. Property is being sold AS-IS. Do not miss this chance to create instant equity in Texarkana!

19. 2026-04-30
    price $24,890 708-char remark

    Show marketing remark (708 chars)

    Investor/Builder Opportunity!vUnleash your vision and maximize your return! This 2-bed, 1-bath property at 1020 Laurel St is a rare find for serious investors and experienced renovators. The interior has been fully gutted to the studs approx. 1,245 sq. ft. , providing a completely blank slate for a modern, customized floor plan and all-new systems. Skip the demolition phase—the hard work is done! Ready for framing, electrical, plumbing, and HVAC, this is your chance to design and rebuild a turn-key property to your exact specifications. Excellent potential for a high-value flip or a custom rental unit. Property is being sold AS-IS. Do not miss this chance to create instant equity in Texarkana!

20. 2026-04-30
    price $24,890

    Show marketing remark (708 chars)

    Investor/Builder Opportunity!vUnleash your vision and maximize your return! This 2-bed, 1-bath property at 1020 Laurel St is a rare find for serious investors and experienced renovators. The interior has been fully gutted to the studs approx. 1,245 sq. ft. , providing a completely blank slate for a modern, customized floor plan and all-new systems. Skip the demolition phase—the hard work is done! Ready for framing, electrical, plumbing, and HVAC, this is your chance to design and rebuild a turn-key property to your exact specifications. Excellent potential for a high-value flip or a custom rental unit. Property is being sold AS-IS. Do not miss this chance to create instant equity in Texarkana!

21. 2026-02-07
    price $24,900 708-char remark

    Show marketing remark (708 chars)

    Investor/Builder Opportunity! Unleash your vision and maximize your return! This 2-bed, 1-bath property at 1020 Laurel St is a rare find for serious investors and experienced renovators. The interior has been fully gutted to the studs approx. 1,245 sq. ft. , providing a completely blank slate for a modern, customized floor plan and all-new systems. Skip the demolition phase—the hard work is done! Ready for framing, electrical, plumbing, and HVAC, this is your chance to design and rebuild a turn-key property to your exact specifications. Excellent potential for a high-value flip or a custom rental unit. Property is being sold AS-IS. Do not miss this chance to create instant equity in Texarkana!

22. 2026-02-06
    price $24,900

    Show marketing remark (708 chars)

    Investor/Builder Opportunity!vUnleash your vision and maximize your return! This 2-bed, 1-bath property at 1020 Laurel St is a rare find for serious investors and experienced renovators. The interior has been fully gutted to the studs approx. 1,245 sq. ft. , providing a completely blank slate for a modern, customized floor plan and all-new systems. Skip the demolition phase—the hard work is done! Ready for framing, electrical, plumbing, and HVAC, this is your chance to design and rebuild a turn-key property to your exact specifications. Excellent potential for a high-value flip or a custom rental unit. Property is being sold AS-IS. Do not miss this chance to create instant equity in Texarkana!

23. 2026-02-06
    price $24,900 708-char remark

    Show marketing remark (708 chars)

    Investor/Builder Opportunity!vUnleash your vision and maximize your return! This 2-bed, 1-bath property at 1020 Laurel St is a rare find for serious investors and experienced renovators. The interior has been fully gutted to the studs approx. 1,245 sq. ft. , providing a completely blank slate for a modern, customized floor plan and all-new systems. Skip the demolition phase—the hard work is done! Ready for framing, electrical, plumbing, and HVAC, this is your chance to design and rebuild a turn-key property to your exact specifications. Excellent potential for a high-value flip or a custom rental unit. Property is being sold AS-IS. Do not miss this chance to create instant equity in Texarkana!

24. 2025-12-05
    price $29,900
25. 2025-11-25
    listed $29,900 New Listing 708-char remark

    Show marketing remark (708 chars)

    Investor/Builder Opportunity!vUnleash your vision and maximize your return! This 2-bed, 1-bath property at 1020 Laurel St is a rare find for serious investors and experienced renovators. The interior has been fully gutted to the studs approx. 1,245 sq. ft. , providing a completely blank slate for a modern, customized floor plan and all-new systems. Skip the demolition phase—the hard work is done! Ready for framing, electrical, plumbing, and HVAC, this is your chance to design and rebuild a turn-key property to your exact specifications. Excellent potential for a high-value flip or a custom rental unit. Property is being sold AS-IS. Do not miss this chance to create instant equity in Texarkana!

26. 2025-11-25
    listed $29,900 Active 708-char remark

    Show marketing remark (708 chars)

    Investor/Builder Opportunity!vUnleash your vision and maximize your return! This 2-bed, 1-bath property at 1020 Laurel St is a rare find for serious investors and experienced renovators. The interior has been fully gutted to the studs approx. 1,245 sq. ft. , providing a completely blank slate for a modern, customized floor plan and all-new systems. Skip the demolition phase—the hard work is done! Ready for framing, electrical, plumbing, and HVAC, this is your chance to design and rebuild a turn-key property to your exact specifications. Excellent potential for a high-value flip or a custom rental unit. Property is being sold AS-IS. Do not miss this chance to create instant equity in Texarkana!

27. 2025-11-25
    listed $29,900,000 Active

    Show marketing remark (708 chars)

    Investor/Builder Opportunity!vUnleash your vision and maximize your return! This 2-bed, 1-bath property at 1020 Laurel St is a rare find for serious investors and experienced renovators. The interior has been fully gutted to the studs approx. 1,245 sq. ft. , providing a completely blank slate for a modern, customized floor plan and all-new systems. Skip the demolition phase—the hard work is done! Ready for framing, electrical, plumbing, and HVAC, this is your chance to design and rebuild a turn-key property to your exact specifications. Excellent potential for a high-value flip or a custom rental unit. Property is being sold AS-IS. Do not miss this chance to create instant equity in Texarkana!

28. 2024-09-30
    status Active
29. 2024-04-03
    listed $60,000 Active
30. 2023-07-26
    price $40,000
31. 2023-07-25
    status Under Contract
32. 2023-07-21
    soldstatus $40,000 Sold
33. 2023-07-21
    soldstatus Closed
34. 2023-07-18
    status Pending
35. 2023-07-18
    price $31,800
36. 2023-07-17
    price $35,000
37. 2023-07-14
    status Active
38. 2023-07-05
    status Pending
39. 2023-06-30
    status Active
40. 2023-06-02
    price $40,000
41. 2023-05-17
    historical
42. 2023-05-17
    listed $40,000
43. 2023-05-17
    historical
44. 2023-05-06
    status Pending
45. 2023-05-05
    price $40,000
46. 2023-04-25
    listed $35,000 Active
47. 2023-04-20
    listed $35,000 New Listing
48. 2012-10-24
    soldstatus $10,000

ⓘ 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: $242 · $20/mo
• Projected year-2 tax: $242 · $20/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 ≥112°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $13,857
• − Mortgage interest: −$1,394
• − Property taxes: −$242
• − Insurance: −$124
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$724
• Taxable income: $9,155
• Est. tax owed @ 24.0%: −$2,197
• After-tax cash flow: $6,817/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

+148.9% since first listed

31 events — show timeline

• 2026-04-30 Price Changed $24,890 CARMLS
• 2026-04-30 Price Changed $24,890 TBOR
• 2026-04-30 Price Changed $24,890 LAAR
• 2026-02-07 Price Changed $24,900 CARMLS
• 2026-02-06 Price Changed $24,900 LAAR
• 2026-02-06 Price Changed $24,900 TBOR
• 2025-12-05 Price Changed $29,900 LAAR
• 2025-11-25 Listed $29,900,000 LAAR
• 2025-11-25 Listed $29,900 TBOR
• 2025-11-25 Listed $29,900 CARMLS
• 2024-09-30 Relisted — TBOR
• 2024-04-03 Listed $60,000 TBOR
• 2023-07-26 Price Changed $40,000 CARMLS
• 2023-07-25 Pending — CARMLS
• 2023-07-21 Sold (MLS) — TBOR
• 2023-07-21 Sold (MLS) $40,000 CARMLS
• 2023-07-18 Pending — TBOR
• 2023-07-18 Price Changed $31,800 TBOR
• 2023-07-17 Price Changed $35,000 TBOR
• 2023-07-14 Relisted — TBOR
• 2023-07-05 Pending — TBOR
• 2023-06-30 Relisted — TBOR
• 2023-06-02 Price Changed $40,000 TBOR
• 2023-05-17 Listing Removed — CARMLS
• 2023-05-17 Listed $40,000 CARMLS
• 2023-05-17 Listing Removed — CARMLS
• 2023-05-06 Pending — TBOR
• 2023-05-05 Price Changed $40,000 TBOR
• 2023-04-25 Listed $35,000 TBOR
• 2023-04-20 Listed $35,000 CARMLS
• 2012-10-24 Sold (Public Records) $10,000 Public Records

Property tax history

-2.8%/yr

Latest (2025): $242 · -3.0% YoY. Source: county tax records.