215 Bell Ave · Texarkana, AR 71854

$185,000

5 bd · 3.0 ba · 4,699 sqft · SingleFamily public records · 164 Days on market

Built 1900 3.32 ac lot $39/sqft · 36% below area Est $289k · 36% under

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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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +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

Step back in time and discover a rare investment opportunity at 215 Bell Avenue — a timeless 1900-built estate brimming with Southern charm and architectural character. Nestled on 3.32 picturesque acres in the heart of Texarkana, Arkansas, this property captures the grace of a bygone era while offering limitless potential for restoration, redevelopment, or adaptive reuse. The main home, spanning an impressive 4,699 square feet, showcases the hallmarks of early 20th-century craftsmanship — grand entryways, original wood flooring, elegant staircases, and expansive rooms filled with natural light. Beside it stands a second residence, a cozy 995 sq ft home built in 1950, ideal for a guesthouse, caretaker's quarters, or income-producing rental. With ample acreage and potential to acquire additional land, the possibilities are endless: - Restore this estate to its former glory as a historic residence. - Transform it into a wedding or event venue — the spacious grounds and stately faade are made for timeless celebrations. - Reimagine it as a bed and breakfast, boutique inn, or multi-use property blending vintage charm with modern business vision. Located near downtown Texarkana, local shops, parks, and schools, this property blends small-town tranquility with city accessibility. Imagine tree-lined views, classic porches, and a story-rich setting that invites creativity and connection. Whether you're a developer seeking potential, an investor envisioning ROI, or a dreamer with an eye for restoration, 215 Bell Avenue is ready for its next chapter — one written by you.

Key facts

• Guesthouse
• Caretaker's quarters
• Picturesque acres

Tags

• PICTURESQUE ACRES
• ORIGINAL WOOD FLOORING
• ELEGANT STAIRCASES
• NATURAL LIGHT
• GUESTHOUSE
• CARETAKER'S QUARTERS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 $185k (0.1% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 21 units permitted in Miller County in 2024 (0 in 5+ unit buildings).
• At $1,848/mo this rent would consume 47% of the median local household income ($47k/yr) (locally 1388% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1900 — 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. 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: 1.00% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 8.3

CMA / ARV

• ARV (median comp): $288,634
• List price: $185,000
• Delta: -35.90%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-21,751
• Equity at exit: $27,584

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-8,178
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,848 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$285 /mo · $3,418/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $128

Break-even live

Break-even rent $1,686

Max offer price $185,000

Occupancy floor 88%

Sensitivity live

Price	-10% $233	-5% $181	+0% $128	+5% $76	+10% $23
Rent	-10% $-18	-5% $55	+0% $128	+5% $201	+10% $274
Rate	-1.0pp $221	-0.5pp $175	base $128	+0.5pp $80	+1.0pp $32

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   pricedays on market $185,000 Active 164 DOM
2. 2026-06-18
   days on market $199,000 Active 163 DOM
3. 2026-06-17
   days on market $199,000 Active 162 DOM
4. 2026-06-16
   days on market $199,000 Active 161 DOM
5. 2026-06-15
   days on market $199,000 Active 160 DOM
6. 2026-06-14
   days on market $199,000 Active 158 DOM
7. 2026-06-13
   days on market $199,000 Active 157 DOM
8. 2026-06-10
   days on market $199,000 Active 155 DOM
9. 2026-06-09
   days on market $199,000 Active 154 DOM
10. 2026-06-08
    days on market $199,000 Active 153 DOM
11. 2026-06-07
    days on market $199,000 Active 152 DOM
12. 2026-06-05
    days on market $199,000 Active 149 DOM
13. 2026-06-03
    days on market $199,000 Active 148 DOM
14. 2026-06-02
    days on market $199,000 Active 147 DOM
15. 2026-06-01
    days on market $199,000 Active 146 DOM
16. 2026-05-31
    days on market $199,000 Active 145 DOM
17. 2026-05-30
    days on market $199,000 Active 144 DOM
18. 2026-01-06
    listed $199,000 Active 1609-char remark

    Show marketing remark (1609 chars)

    Step back in time and discover a rare investment opportunity at 215 Bell Avenue — a timeless 1900-built estate brimming with Southern charm and architectural character. Nestled on 3.32 picturesque acres in the heart of Texarkana, Arkansas, this property captures the grace of a bygone era while offering limitless potential for restoration, redevelopment, or adaptive reuse. The main home, spanning an impressive 4,699 square feet, showcases the hallmarks of early 20th-century craftsmanship — grand entryways, original wood flooring, elegant staircases, and expansive rooms filled with natural light. Beside it stands a second residence, a cozy 995 sq ft home built in 1950, ideal for a guesthouse, caretaker's quarters, or income-producing rental. With ample acreage and potential to acquire additional land, the possibilities are endless: - Restore this estate to its former glory as a historic residence. - Transform it into a wedding or event venue — the spacious grounds and stately faade are made for timeless celebrations. - Reimagine it as a bed and breakfast, boutique inn, or multi-use property blending vintage charm with modern business vision. Located near downtown Texarkana, local shops, parks, and schools, this property blends small-town tranquility with city accessibility. Imagine tree-lined views, classic porches, and a story-rich setting that invites creativity and connection. Whether you're a developer seeking potential, an investor envisioning ROI, or a dreamer with an eye for restoration, 215 Bell Avenue is ready for its next chapter — one written by you.

ⓘ 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: $3,418 · $285/mo
• Projected year-2 tax: $3,418 · $285/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 6/10 Major 7 d/yr ≥110°F today · 22 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: $22,181
• − Mortgage interest: −$10,363
• − Property taxes: −$3,418
• − Insurance: −$925
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$5,382
• Taxable loss: −$1,455
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $1,888/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

1 event — show timeline

• 2026-01-06 Listed $199,000 TBOR

Property tax history

+1.9%/yr

Latest (2025): $3,418 · +10.0% YoY. Source: county tax records.