203 Parker St · Arp, TX 75750

$147,000

3 bd · 2.0 ba · 1,443 sqft · SingleFamily · 192 Days on market

Built 1964 Fair condition 0.33 ac lot $102/sqft · 22% below area Est $189k · 22% under ↓ 4% 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 +16.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bath estate home nestled in the quiet town of Arp, Texas. Situated on a 0.329-acre zero-lot property, this 1,443-square-foot residence offers both comfort and practicality. Step inside to find a spacious living area with plenty of natural light, creating a warm and inviting atmosphere perfect for family gatherings or quiet evenings at home. The kitchen provides ample counter space and cabinetry, ideal for everyday cooking or entertaining guests. Each bedroom offers comfortable living space, while the two full bathrooms ensure convenience for the whole family. Outside, the manageable lot provides room for outdoor enjoyment without excessive upkeep—perfect for those seeking a balance between space and simplicity. Whether you’re looking for a place to call home or a property with long-term value in East Texas, this estate delivers a wonderful opportunity to enjoy small-town living while remaining close to larger nearby communities like Tyler. This Arp home combines comfort, function, and location in one neat package.

Key facts

• 0.33 acre lot
• Garage
• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $147k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $140k (5.1% below list).
• Recommended offer: $129k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#442 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, employment D, amenities F.
• Arp ISD (rural): math 37% / reading 43% proficiency, ranked #400 of 826 in TX (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 66% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $188,829
• List price: $147,000
• Delta: -22.15%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Hodge	0.13mi	3/2.0	1,575 (+9%)	12mo	$214,900	$136	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.08×
• Total profit: $85,569
• Equity at exit: $132,429

10-year hold

• IRR: 22.9%
• Equity multiple: 7.02×
• Total profit: $247,713
• Equity at exit: $285,589

Cash invested: $41,160 (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 75750

• Home prices YoY: 12.3%
• Active inventory: 61
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$771
• Tax est. 1.5%: −$184 /mo · $2,205/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $86

Break-even live

Break-even rent $1,286

Max offer price $147,000

Occupancy floor 89%

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Cook St #2 Arp, TX	3.0	2.0	1098	$1,395	$1.27	13d	1	0.33mi

Listing history 20 events

1. 2026-06-19
   days on market $147,000 Active 192 DOM
2. 2026-06-18
   days on market $147,000 Active 191 DOM
3. 2026-06-17
   days on market $147,000 Active 190 DOM
4. 2026-06-16
   days on market $147,000 Active 189 DOM
5. 2026-06-15
   days on market $147,000 Active 188 DOM
6. 2026-06-14
   days on market $147,000 Active 186 DOM
7. 2026-06-13
   days on market $147,000 Active 185 DOM
8. 2026-06-10
   days on market $147,000 Active 183 DOM
9. 2026-06-09
   days on market $147,000 Active 182 DOM
10. 2026-06-08
    days on market $147,000 Active 181 DOM
11. 2026-06-07
    days on market $147,000 Active 180 DOM
12. 2026-06-05
    days on market $147,000 Active 177 DOM
13. 2026-06-02
    days on market $147,000 Active 175 DOM
14. 2026-06-01
    days on market $147,000 Active 174 DOM
15. 2026-05-31
    days on market $147,000 Active 173 DOM
16. 2026-05-30
    days on market $147,000 Active 172 DOM
17. 2026-04-03
    price $147,000 1079-char remark

    Show marketing remark (1079 chars)

    Welcome to this charming 3-bedroom, 2-bath estate home nestled in the quiet town of Arp, Texas. Situated on a 0.329-acre zero-lot property, this 1,443-square-foot residence offers both comfort and practicality. Step inside to find a spacious living area with plenty of natural light, creating a warm and inviting atmosphere perfect for family gatherings or quiet evenings at home. The kitchen provides ample counter space and cabinetry, ideal for everyday cooking or entertaining guests. Each bedroom offers comfortable living space, while the two full bathrooms ensure convenience for the whole family. Outside, the manageable lot provides room for outdoor enjoyment without excessive upkeep—perfect for those seeking a balance between space and simplicity. Whether you’re looking for a place to call home or a property with long-term value in East Texas, this estate delivers a wonderful opportunity to enjoy small-town living while remaining close to larger nearby communities like Tyler. This Arp home combines comfort, function, and location in one neat package.

18. 2026-04-03
    price $147,000 1079-char remark

    Show marketing remark (1079 chars)

    Welcome to this charming 3-bedroom, 2-bath estate home nestled in the quiet town of Arp, Texas. Situated on a 0.329-acre zero-lot property, this 1,443-square-foot residence offers both comfort and practicality. Step inside to find a spacious living area with plenty of natural light, creating a warm and inviting atmosphere perfect for family gatherings or quiet evenings at home. The kitchen provides ample counter space and cabinetry, ideal for everyday cooking or entertaining guests. Each bedroom offers comfortable living space, while the two full bathrooms ensure convenience for the whole family. Outside, the manageable lot provides room for outdoor enjoyment without excessive upkeep—perfect for those seeking a balance between space and simplicity. Whether you’re looking for a place to call home or a property with long-term value in East Texas, this estate delivers a wonderful opportunity to enjoy small-town living while remaining close to larger nearby communities like Tyler. This Arp home combines comfort, function, and location in one neat package.

19. 2025-10-28
    listed $153,000 Active 1079-char remark

    Show marketing remark (1079 chars)

    Welcome to this charming 3-bedroom, 2-bath estate home nestled in the quiet town of Arp, Texas. Situated on a 0.329-acre zero-lot property, this 1,443-square-foot residence offers both comfort and practicality. Step inside to find a spacious living area with plenty of natural light, creating a warm and inviting atmosphere perfect for family gatherings or quiet evenings at home. The kitchen provides ample counter space and cabinetry, ideal for everyday cooking or entertaining guests. Each bedroom offers comfortable living space, while the two full bathrooms ensure convenience for the whole family. Outside, the manageable lot provides room for outdoor enjoyment without excessive upkeep—perfect for those seeking a balance between space and simplicity. Whether you’re looking for a place to call home or a property with long-term value in East Texas, this estate delivers a wonderful opportunity to enjoy small-town living while remaining close to larger nearby communities like Tyler. This Arp home combines comfort, function, and location in one neat package.

20. 2025-10-28
    listed $153,000 Active 1079-char remark

    Show marketing remark (1079 chars)

    Welcome to this charming 3-bedroom, 2-bath estate home nestled in the quiet town of Arp, Texas. Situated on a 0.329-acre zero-lot property, this 1,443-square-foot residence offers both comfort and practicality. Step inside to find a spacious living area with plenty of natural light, creating a warm and inviting atmosphere perfect for family gatherings or quiet evenings at home. The kitchen provides ample counter space and cabinetry, ideal for everyday cooking or entertaining guests. Each bedroom offers comfortable living space, while the two full bathrooms ensure convenience for the whole family. Outside, the manageable lot provides room for outdoor enjoyment without excessive upkeep—perfect for those seeking a balance between space and simplicity. Whether you’re looking for a place to call home or a property with long-term value in East Texas, this estate delivers a wonderful opportunity to enjoy small-town living while remaining close to larger nearby communities like Tyler. This Arp home combines comfort, function, and location in one neat package.

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,740
• − Mortgage interest: −$8,234
• − Property taxes: −$2,205
• − Insurance: −$735
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$4,276
• Taxable loss: −$1,389
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $1,367/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 home requires moderate renovations to improve its condition and appeal. Key areas for improvement include the kitchen and bathrooms, as well as landscaping and interior painting.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate landscaping — overgrown and needs trimming

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics
• Resale replace bathroom fixtures — new fixtures enhance functionality and aesthetics
• Resale trim landscaping — trimmed landscaping enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
landscaping · overgrown and needs trimming	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Resale replace bathroom fixtures — new fixtures enhance functionality and aesthetics ↑
• Resale trim landscaping — trimmed landscaping enhances curb appeal ↑

ⓘ 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: Arp ISD
• NCES district ID: 4808730
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $51,075
• Composite: 34.58/100
• National rank: #5165
• State rank: #400 of 826 in TX

Livability — Arp

• Score: 69/100
• State rank: #442
• US rank: #9054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arp, TX
• Population (ZIP): 3,246

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 12% Black 5% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Portuguese 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 32.45%
• Current HPI: 296.73
• Rent YoY: —
• Metro: —
• 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

-3.9% since first listed

4 events — show timeline

• 2026-04-03 Price Changed $147,000 LAAR
• 2026-04-03 Price Changed $147,000 GTAR
• 2025-10-28 Listed $153,000 GTAR
• 2025-10-28 Listed $153,000 LAAR