4306 Janet Ln · Texarkana, AR 71854

$165,000

3 bd · 2.0 ba · 1,618 sqft · SingleFamily public records · 35 Days on market

Built 1979 0.48 ac lot $102/sqft · at area comps Est $170k · at est.

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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 +21.0/30.0
• ARV discount +8.8/15.0
• DSCR +6.7/10.0
• 1% rule +4.3/10.0
• 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

Charming 3 bedroom 2 bath home on cul-de-sac, in a quiet, established neighborhood with long-time residents. This single-level layout offers easy accessibility and features a large front bedroom with custom built-ins—perfect for a home office—as well as a separate formal dining or bonus room. Enjoy a spacious, peaceful backyard with storage buildings (to be emptied), plus added peace of mind with a Texas Tech F5-rated storm shelter in the garage. HVAC was fully serviced and winterized in Fall 2025. Conveniently located near Texarkana, AR amenities and within 5 miles of multiple TASD schools. Full of character with solid bones and great potential!

Key facts

• 0.48 acre lot
• 2 garage spots
• Built 1979

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener; Two covered parking spaces (total 2 parking spaces)
• Security: Security system
• Utilities: Cable available
• Home design: Single-family residence; One-story; Brick construction
• Construction: Brick construction; Slab foundation; Composition/shingle roof
• Exterior features: Covered patio; Patio; Brick and chain link fencing; Cul-de-sac lot; Concrete road frontage; Workshop

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Flooring: Ceramic tile; Concrete; Laminate; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: High ceilings; Ceiling fans; Blinds and drapes; Double-pane windows; Two gas fireplaces with gas log and gas starter in the living room
• Laundry & utility: Inside laundry with electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/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 $153k (7.2% below list).
• Recommended offer: $153k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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; 8 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).
• This rent runs 39% of the median local income ($47k/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 $1k of loan paydown is wiped out by about $5k 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 35 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

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 $153,130 (7.2% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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 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: 0.93% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (median comp): $169,782
• List price: $165,000
• Delta: -2.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3712 Central Ave	0.58mi	4/1.5 (+1)	1,614 (-0%)	20mo	$181,327	$112	49
2003 Timberline Dr	0.61mi	3/2.0	1,824 (+13%)	14mo	$250,000	$137	39
406 E 36th St	0.72mi	3/2.0	1,504 (-7%)	22mo	$167,000	$111	37

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-12,039
• Equity at exit: $24,602

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $8,230
• Equity at exit: $14,266

Cash invested: $46,200 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$865
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $232

Break-even live

Break-even rent $1,238

Max offer price $165,000

Occupancy floor 80%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2301 Arkansas Blvd Texarkana, AR	1.0–3.0	1.0–2.0	969	$1,245	$1.28	44d	35	0.91mi
3801 Magnolia St Unit MG01 Texarkana, TX	3.0	1.5	1200	$1,000	$0.83	44d	1	1.10mi
4101 Olive St Texarkana, TX	2.0	1.0	1400	$1,300	$0.93	44d	1	1.18mi
4841 N Park Rd Texarkana, TX	2.0	1.5	1260	$1,100	$0.87	44d	1	1.27mi
3105 E 44th St Apt 205 Texarkana, AR	2.0	2.5	1095	$1,600	$1.46	44d	1	1.36mi
3105 E 44th St Apt 101 Texarkana, AR	2.0	2.5	1095	$1,995	$1.82	44d	1	1.36mi
3105 E 44th St Texarkana, AR	2.0	1.5	1095	$1,500	$1.37	44d	1	1.36mi
2405 Tyler Ln Texarkana, AR	3.0	2.0	1905	$1,890	$0.99	44d	1	1.38mi

Listing history 11 events

1. 2026-06-10
   statusdays on market $165,000 Pending 35 DOM
2. 2026-06-09
   days on market $165,000 Active 34 DOM
3. 2026-06-08
   days on market $165,000 Active 33 DOM
4. 2026-06-07
   days on market $165,000 Active 32 DOM
5. 2026-06-05
   days on market $165,000 Active 29 DOM
6. 2026-06-03
   days on market $165,000 Active 28 DOM
7. 2026-06-02
   days on market $165,000 Active 27 DOM
8. 2026-06-01
   days on market $165,000 Active 26 DOM
9. 2026-05-31
   days on market $165,000 Active 25 DOM
10. 2026-05-30
    days on market $165,000 Active 24 DOM
11. 2026-05-05
    listed $165,000 Active 666-char remark

ⓘ 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: $525 · $44/mo
• Projected year-2 tax: $1,056 · $88/mo
• Expected delta: +$531/yr (+$44/mo · 101.3%)

ⓘ 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 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,376
• − Mortgage interest: −$9,243
• − Property taxes: −$525
• − Insurance: −$825
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$4,800
• Taxable income: $43
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $2,773/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

2 events — show timeline

• 2026-06-10 Pending — TBOR
• 2026-05-05 Listed $165,000 TBOR

Property tax history

-2.2%/yr

Latest (2025): $525 · -16.0% YoY. Source: county tax records.