2221 E 11th St · Texarkana, AR 71854

$22,900

4 bd · 2.0 ba · 1,560 sqft · SingleFamily · 189 Days on market

Built 1960 0.57 ac lot $15/sqft · 74% below area ↓ 49% since listing

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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

This spacious 4-bedroom, 2-bathroom single-family residence is situated on a generous $0.566$-acre lot in Texarkana, AR, offering fantastic potential for the savvy investor or homeowner ready for a project. The 1,560 sq. ft. home, built in 1960, features a brick veneer exterior and includes a wood-burning fireplace and a large metal shop in the backyard. While the property currently needs some tender loving care, it presents a great opportunity to customize and add significant value. Located at 2221 E 11th St, the large lot provides ample outdoor space. Whether you're looking for a rental property with strong upside potential or a fixer-upper to make your own.

Key facts

• Ample outdoor space
• Generous lot
• Large metal shop

Tags

• BRICK VENEER EXTERIOR
• WOOD BURNING FIREPLACE
• LARGE METAL SHOP
• GENEROUS LOT
• AMPLE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $23k).
• Recommended offer: $20k (12.0% below list) — sets the bar for market timing.
• Cap rate 73.2% 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).
• At $1,816/mo this rent would consume 46% 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 $158 of loan paydown is wiped out by about $687 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 $6k 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 ($20k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $22k (49%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $20,152 (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 1960 — 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: 7.93% ✓
• Cap rate: 73.18%
• Cash-on-cash: 238.88%
• DSCR: 11.63
• GRM: 1.1

CMA / ARV

• ARV (median comp): $88,006
• List price: $22,900
• Delta: -73.98%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
923 California St	0.11mi	3/2.0 (-1)	1,564 (+0%)	1mo	$43,000	$27	88
2125 Walter St	0.19mi	3/2.0 (-1)	1,596 (+2%)	2mo	$54,000	$34	80

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: 13.10×
• Total profit: $77,611
• Equity at exit: $3,414

10-year hold

• IRR: —
• Equity multiple: 27.88×
• Total profit: $172,373
• Equity at exit: $1,980

Cash invested: $6,412 (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: 1.1×

Monthly cashflow live

• Estimated rent: $1,816 medium
• Mortgage (P&I): −$120
• Tax est. 1.5%: −$29 /mo · $344/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $1,276

Break-even live

Break-even rent $200

Max offer price $22,900

Occupancy floor 25%

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: $5,725
• Closing costs: $687
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2405 Tyler Ln Texarkana, AR	3.0	2.0	1905	$1,890	$0.99	43d	1	1.06mi
2101 Pecan St Texarkana, AR	3.0	1.0	1453	$1,125	$0.77	43d	1	1.26mi

Listing history 29 events

1. 2026-06-19
   days on market $22,900 Active 189 DOM
2. 2026-06-18
   days on market $22,900 Active 188 DOM
3. 2026-06-17
   days on market $22,900 Active 187 DOM
4. 2026-06-16
   days on market $22,900 Active 186 DOM
5. 2026-06-15
   days on market $22,900 Active 185 DOM
6. 2026-06-14
   days on market $22,900 Active 183 DOM
7. 2026-06-13
   days on market $22,900 Active 182 DOM
8. 2026-06-10
   days on market $22,900 Active 180 DOM
9. 2026-06-09
   days on market $22,900 Active 179 DOM
10. 2026-06-08
    days on market $22,900 Active 178 DOM
11. 2026-06-07
    days on market $22,900 Active 177 DOM
12. 2026-06-05
    days on market $22,900 Active 174 DOM
13. 2026-06-03
    days on market $22,900 Active 173 DOM
14. 2026-06-02
    days on market $22,900 Active 172 DOM
15. 2026-06-01
    days on market $22,900 Active 171 DOM
16. 2026-05-31
    days on market $22,900 Active 170 DOM
17. 2026-05-30
    days on market $22,900 Active 169 DOM
18. 2026-04-18
    price $22,900 668-char remark

    Show marketing remark (668 chars)

    This spacious 4-bedroom, 2-bathroom single-family residence is situated on a generous $0.566$-acre lot in Texarkana, AR, offering fantastic potential for the savvy investor or homeowner ready for a project. The 1,560 sq. ft. home, built in 1960, features a brick veneer exterior and includes a wood-burning fireplace and a large metal shop in the backyard. While the property currently needs some tender loving care, it presents a great opportunity to customize and add significant value. Located at 2221 E 11th St, the large lot provides ample outdoor space. Whether you're looking for a rental property with strong upside potential or a fixer-upper to make your own.

19. 2026-04-17
    price $22,900 666-char remark

    Show marketing remark (666 chars)

    This spacious 4-bedroom, 2-bathroom single-family residence is situated on a generous 0.566-acre lot in Texarkana, AR, offering fantastic potential for the savvy investor or homeowner ready for a project. The 1,560 sq. ft. home, built in 1960, features a brick veneer exterior and includes a wood-burning fireplace and a large metal shop in the backyard. While the property currently needs some tender loving care, it presents a great opportunity to customize and add significant value. Located at 2221 E 11th St, the large lot provides ample outdoor space. Whether you're looking for a rental property with strong upside potential or a fixer-upper to make your own.

20. 2026-04-17
    price $22,900

    Show marketing remark (666 chars)

    This spacious 4-bedroom, 2-bathroom single-family residence is situated on a generous 0.566-acre lot in Texarkana, AR, offering fantastic potential for the savvy investor or homeowner ready for a project. The 1,560 sq. ft. home, built in 1960, features a brick veneer exterior and includes a wood-burning fireplace and a large metal shop in the backyard. While the property currently needs some tender loving care, it presents a great opportunity to customize and add significant value. Located at 2221 E 11th St, the large lot provides ample outdoor space. Whether you're looking for a rental property with strong upside potential or a fixer-upper to make your own.

21. 2026-03-12
    price $29,900 668-char remark

    Show marketing remark (668 chars)

    This spacious 4-bedroom, 2-bathroom single-family residence is situated on a generous $0.566$-acre lot in Texarkana, AR, offering fantastic potential for the savvy investor or homeowner ready for a project. The 1,560 sq. ft. home, built in 1960, features a brick veneer exterior and includes a wood-burning fireplace and a large metal shop in the backyard. While the property currently needs some tender loving care, it presents a great opportunity to customize and add significant value. Located at 2221 E 11th St, the large lot provides ample outdoor space. Whether you're looking for a rental property with strong upside potential or a fixer-upper to make your own.

22. 2026-03-11
    price $29,900 666-char remark

    Show marketing remark (666 chars)

    This spacious 4-bedroom, 2-bathroom single-family residence is situated on a generous 0.566-acre lot in Texarkana, AR, offering fantastic potential for the savvy investor or homeowner ready for a project. The 1,560 sq. ft. home, built in 1960, features a brick veneer exterior and includes a wood-burning fireplace and a large metal shop in the backyard. While the property currently needs some tender loving care, it presents a great opportunity to customize and add significant value. Located at 2221 E 11th St, the large lot provides ample outdoor space. Whether you're looking for a rental property with strong upside potential or a fixer-upper to make your own.

23. 2026-03-11
    price $29,900

    Show marketing remark (666 chars)

    This spacious 4-bedroom, 2-bathroom single-family residence is situated on a generous 0.566-acre lot in Texarkana, AR, offering fantastic potential for the savvy investor or homeowner ready for a project. The 1,560 sq. ft. home, built in 1960, features a brick veneer exterior and includes a wood-burning fireplace and a large metal shop in the backyard. While the property currently needs some tender loving care, it presents a great opportunity to customize and add significant value. Located at 2221 E 11th St, the large lot provides ample outdoor space. Whether you're looking for a rental property with strong upside potential or a fixer-upper to make your own.

24. 2026-01-14
    price $34,900 668-char remark

    Show marketing remark (668 chars)

    This spacious 4-bedroom, 2-bathroom single-family residence is situated on a generous $0.566$-acre lot in Texarkana, AR, offering fantastic potential for the savvy investor or homeowner ready for a project. The 1,560 sq. ft. home, built in 1960, features a brick veneer exterior and includes a wood-burning fireplace and a large metal shop in the backyard. While the property currently needs some tender loving care, it presents a great opportunity to customize and add significant value. Located at 2221 E 11th St, the large lot provides ample outdoor space. Whether you're looking for a rental property with strong upside potential or a fixer-upper to make your own.

25. 2026-01-13
    price $34,900 666-char remark

    Show marketing remark (666 chars)

    This spacious 4-bedroom, 2-bathroom single-family residence is situated on a generous 0.566-acre lot in Texarkana, AR, offering fantastic potential for the savvy investor or homeowner ready for a project. The 1,560 sq. ft. home, built in 1960, features a brick veneer exterior and includes a wood-burning fireplace and a large metal shop in the backyard. While the property currently needs some tender loving care, it presents a great opportunity to customize and add significant value. Located at 2221 E 11th St, the large lot provides ample outdoor space. Whether you're looking for a rental property with strong upside potential or a fixer-upper to make your own.

26. 2026-01-13
    price $34,900

    Show marketing remark (666 chars)

    This spacious 4-bedroom, 2-bathroom single-family residence is situated on a generous 0.566-acre lot in Texarkana, AR, offering fantastic potential for the savvy investor or homeowner ready for a project. The 1,560 sq. ft. home, built in 1960, features a brick veneer exterior and includes a wood-burning fireplace and a large metal shop in the backyard. While the property currently needs some tender loving care, it presents a great opportunity to customize and add significant value. Located at 2221 E 11th St, the large lot provides ample outdoor space. Whether you're looking for a rental property with strong upside potential or a fixer-upper to make your own.

27. 2025-12-02
    listed $44,900 New Listing 668-char remark

    Show marketing remark (666 chars)

    This spacious 4-bedroom, 2-bathroom single-family residence is situated on a generous 0.566-acre lot in Texarkana, AR, offering fantastic potential for the savvy investor or homeowner ready for a project. The 1,560 sq. ft. home, built in 1960, features a brick veneer exterior and includes a wood-burning fireplace and a large metal shop in the backyard. While the property currently needs some tender loving care, it presents a great opportunity to customize and add significant value. Located at 2221 E 11th St, the large lot provides ample outdoor space. Whether you're looking for a rental property with strong upside potential or a fixer-upper to make your own.

28. 2025-12-02
    listed $44,900 Active 666-char remark

    Show marketing remark (666 chars)

    This spacious 4-bedroom, 2-bathroom single-family residence is situated on a generous 0.566-acre lot in Texarkana, AR, offering fantastic potential for the savvy investor or homeowner ready for a project. The 1,560 sq. ft. home, built in 1960, features a brick veneer exterior and includes a wood-burning fireplace and a large metal shop in the backyard. While the property currently needs some tender loving care, it presents a great opportunity to customize and add significant value. Located at 2221 E 11th St, the large lot provides ample outdoor space. Whether you're looking for a rental property with strong upside potential or a fixer-upper to make your own.

29. 2025-12-02
    listed $44,900 Active

    Show marketing remark (666 chars)

    This spacious 4-bedroom, 2-bathroom single-family residence is situated on a generous 0.566-acre lot in Texarkana, AR, offering fantastic potential for the savvy investor or homeowner ready for a project. The 1,560 sq. ft. home, built in 1960, features a brick veneer exterior and includes a wood-burning fireplace and a large metal shop in the backyard. While the property currently needs some tender loving care, it presents a great opportunity to customize and add significant value. Located at 2221 E 11th St, the large lot provides ample outdoor space. Whether you're looking for a rental property with strong upside potential or a fixer-upper to make your own.

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $21,792
• − Mortgage interest: −$1,283
• − Property taxes: −$344
• − Insurance: −$114
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$666
• Taxable income: $15,899
• Est. tax owed @ 24.0%: −$3,816
• After-tax cash flow: $11,501/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

-49.0% since first listed

12 events — show timeline

• 2026-04-18 Price Changed $22,900 CARMLS
• 2026-04-17 Price Changed $22,900 TBOR
• 2026-04-17 Price Changed $22,900 LAAR
• 2026-03-12 Price Changed $29,900 CARMLS
• 2026-03-11 Price Changed $29,900 TBOR
• 2026-03-11 Price Changed $29,900 LAAR
• 2026-01-14 Price Changed $34,900 CARMLS
• 2026-01-13 Price Changed $34,900 TBOR
• 2026-01-13 Price Changed $34,900 LAAR
• 2025-12-02 Listed $44,900 LAAR
• 2025-12-02 Listed $44,900 TBOR
• 2025-12-02 Listed $44,900 CARMLS