6221-6223 Sandlin Ave · Texarkana, TX 75503

$235,000

4 bd · 4.0 ba · 2,050 sqft · MultiFamily public records · 12 Days on market

Built 1981 0.43 ac lot

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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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +5.6/10.0
• 1% rule +5.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investment opportunity in a desirable and convenient location! This duplex features two units, each offering 2 bedrooms, 2 bathrooms, and a laundry area. Unit 6223 has been updated with new floor covering, fresh paint, new kitchen countertops, and appliances, making it move-in ready. Unit 6221 is currently tenant-occupied. Located in a high-demand rental area with easy access to schools, shopping, restaurants, and medical facilities

Key facts

• Fresh paint
• New appliances
• 0.43 acre lot

Tags

• UPDATED FLOOR COVERING
• FRESH PAINT
• NEW KITCHEN COUNTERTOPS
• NEW APPLIANCES
• HIGH-DEMAND RENTAL AREA
• EASY ACCESS TO SCHOOLS

Property features AI

Finance

• Other: Lot approximately 0.43 acres
• HOA & community: No community features listed

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income); One level; Brick construction
• Construction: Composition roof; Slab foundation; Built of brick
• Exterior features: Concrete road frontage on a city street

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Vented exhaust fan
• Flooring: Carpet; Tile
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Ceiling fan(s); Fireplace (1)
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $235k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive. Per door: $140/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Cap rate 7.7% vs local median 4.3% 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 77/100 on livability (#93 in TX, #3,241 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, crime D, employment D.
• Pleasant Grove ISD (urban): math 63% / reading 65% proficiency, ranked #30 of 826 in TX (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Margaret Fischer Davis El (530 students, 45% FRL); Pleasant Grove Middle (math 56% / reading 60%, grade B, #197 of 1,662 statewide, top 12%, 501 students, 41% FRL); Pleasant Grove H S (math 57% / reading 72%, grade B-, #199 of 1,632 statewide, top 14%, 796 students, 28% FRL).
• Market conditions: 300 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).
• This rent runs 40% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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

• 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 $235,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 D 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-20,181
• Equity at exit: $35,039

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $5,584
• Equity at exit: $20,319

Cash invested: $65,800 (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 75503

• Home prices YoY: -21.0%
• Active inventory: 300
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $2,417 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$299 /mo · $3,585/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $280

Break-even live

Break-even rent $2,062

Max offer price $235,000

Occupancy floor 83%

Sensitivity live

Price	-10% $413	-5% $347	+0% $280	+5% $214	+10% $147
Rent	-10% $89	-5% $185	+0% $280	+5% $376	+10% $471
Rate	-1.0pp $399	-0.5pp $340	base $280	+0.5pp $220	+1.0pp $158

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,418
Total (2 units)			$2,417

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3008 Brittney Ln Texarkana, TX	3.0	2.0	1566	$1,895	$1.21	45d	1	0.27mi
3514 Skyline Blvd Texarkana, TX	3.0	2.0	1635	$4,000	$2.45	45d	1	0.42mi
3516 Skyline Blvd Texarkana, TX	3.0	2.0	1635	$4,000	$2.45	45d	1	0.42mi
7 Fernwood Dr Unit A Texarkana, TX	4.0	2.0	2087	$3,249	$1.56	45d	1	0.91mi
6 Fernwood Dr Unit B Texarkana, TX	3.0	2.5	1691	$1,695	$1.00	45d	1	0.93mi
3 Sidney Dr Texarkana, TX	3.0	2.0	1951	$1,950	$1.00	45d	1	0.95mi
2 Fernwood Dr Unit A Texarkana, TX	4.0	3.5	2041	$2,200	$1.08	45d	1	0.97mi
3808 Moores Ln Texarkana, TX	4.0	2.0	2617	$2,400	$0.92	45d	1	0.98mi
3320 Robin Ln Unit 12 Texarkana, TX	3.0	2.5	2704	$1,599	$0.59	45d	1	1.22mi
2011 Mall Dr Texarkana, TX	5.0	1.0	2656	$2,700	$1.02	45d	1	1.42mi
3515 Arista Blvd Texarkana, TX	1.0–3.0	1.0–2.0	1130	$1,600	$1.42	45d	27	1.47mi

Listing history 13 events

1. 2026-06-13
   status $235,000 Pending 12 DOM
2. 2026-06-10
   days on market $235,000 Active 12 DOM
3. 2026-06-09
   days on market $235,000 Active 11 DOM
4. 2026-06-08
   days on market $235,000 Active 10 DOM
5. 2026-06-07
   days on market $235,000 Active 9 DOM
6. 2026-06-05
   days on market $235,000 Active 6 DOM
7. 2026-06-03
   days on market $235,000 Active 5 DOM
8. 2026-06-02
   days on market $235,000 Active 4 DOM
9. 2026-06-01
   days on market $235,000 Active 3 DOM
10. 2026-05-31
    days on market $235,000 Active 2 DOM
11. 2026-05-29
    listed $235,000 Active
12. 2023-12-01
    historical $1,095
13. 2023-11-03
    listed $1,095

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,585 · $299/mo
• Projected year-2 tax: $4,300 · $358/mo
• Expected delta: +$716/yr (+$60/mo · 20.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,004
• − Mortgage interest: −$13,164
• − Property taxes: −$3,585
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,320
• − Management: −$2,320
• − Depreciation: −$6,836
• Taxable loss: −$397
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $3,460/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: Pleasant Grove ISD
• NCES district ID: 4835130
• Math proficiency: 63% ▲ 3.00%
• Reading proficiency: 65% ▲ 6.00%
• Median HH income: $69,316
• Composite: 56.24/100
• National rank: #1175
• State rank: #30 of 826 in TX

Livability — Texarkana

• Score: 77/100
• State rank: #93
• US rank: #3241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Texarkana, TX
• County: Bowie County · 61,238 people
• City population: 61,238
• Metro: Texarkana, TX-AR
• Population (ZIP): 26,372
• Household income: $72,159
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 773.0

Population outlook (Bowie County) Hauer SSP2

• Today (2025): 94,699 people
• By 2030: 94,824 · +0.1%
• By 2040: 94,870 · +0.2%
• By 2050: 93,686 · -1.1%
• By 2075: 90,082 · -4.9%
• By 2100: 76,579 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 23% Hispanic / Latino 7% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam, South Korea
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Bowie

• 2024 margin: Solid R (+48.7) · D 25.3% · R 74.0%
• 2008→2024 swing: -10.8pp toward R · 2008: -37.9pp · 2024: -48.7pp
• All cycles: 2024: R+48.7 2020: R+42.8 2016: R+46.6 2012: R+41.5 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.09%
• Current HPI: 181.3052
• Rent YoY: —
• Metro: Texarkana, TX-AR
• 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

+21361.2% since first listed

3 events — show timeline

• 2026-05-29 Listed $235,000 TBOR
• 2023-12-01 Rental Removed $1,095 APPFOLIO
• 2023-11-03 Listed for Rent $1,095 APPFOLIO

Property tax history

+4.9%/yr

Latest (2025): $3,585 · +3.5% YoY. Source: county tax records.