1607 W 17th St · Texarkana, TX 75501

$85,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 83 Days on market

Built 1928 6,970 sqft lot $80/sqft · 150% above area

---

Why this score? — see what drove the B- 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The portfolio's most accessible entry point — and it still delivers strong returns. Vacant and ready to rent from day one. This charming 2-bed, 1-bath home in Texarkana sits on a spacious lot with classic character and the kind of outdoor space that keeps tenants comfortable and settled. Bright living area with natural light, comfortably sized bedrooms, functional welcoming layout, large front and backyard with mature trees for shade, private driveway, detached garage and storage building — low-maintenance, full of charm, and completely ready to rent. FOR HOMEOWNERS An affordable, move-in ready home nestled on a spacious lot in a peaceful Texarkana neighborhood — mature trees, a large yard, a private driveway, and a detached garage, all at a value that makes owning a practical choice. Close to schools, shopping, dining, and everyday essentials. FOR INVESTORS Solid annual returns at the portfolio's lowest entry point. Vacant and ready to rent, with no make-ready work needed. A spacious lot, detached garage, and mature shade trees appeal to a wide range of renters who value outdoor space and tend to stay long-term. A well-positioned entry-level option with strong return potential — well-suited as a standalone investment or additional property in an existing portfolio. Part of a 20-property SFR portfolio across Texarkana and Nash. Options range from 2-bed homes to premium properties. Buy one or add multiple. Full financials available on request.

Key facts

• Central ac unit
• Well-kept lot
• Mature trees

Tags

• WELL-KEPT LOT
• MATURE TREES
• BLOOMING ORNAMENTAL TREE
• COMPOSITION SHINGLE ROOF
• CENTRAL AC UNIT
• DETACHED OUTBUILDINGS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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.
• Texarkana ISD (urban): math 36% / reading 41% proficiency, ranked #472 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Theron Jones Early Literacy Center (386 students, 98% FRL); Texas Middle (math 35% / reading 41%, grade F, #717 of 1,662 statewide, top 44%, 1,413 students, 75% FRL); Texas H S (math 39% / reading 52%, grade D-, #634 of 1,632 statewide, top 39%, 1,719 students, 62% FRL).
• Market conditions: Rents rising (+1.6%/yr); 326 active listings in the ZIP; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 11233% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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 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?
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: 1.27% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.61%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (median comp): $34,026
• List price: $85,000
• Delta: 149.81%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1625 W 18th St	0.11mi	2/1.0	912 (-14%)	3mo	$29,988	$33	69
1615 W 6th St	0.72mi	3/1.0 (+1)	1,062 (+1%)	3mo	$20,775	$20	58

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 · 1.63% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $4,467
• Equity at exit: $12,674

10-year hold

• IRR: 13.1%
• Equity multiple: 1.98×
• Total profit: $23,380
• Equity at exit: $7,349

Cash invested: $23,800 (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 75501

• Home prices YoY: -34.9%
• Rents YoY: 1.6%
• Active inventory: 326
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,079 high
• Mortgage (P&I): −$446
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $310

Break-even live

Break-even rent $687

Max offer price $85,000

Occupancy floor 66%

Sensitivity live

Price	-10% $358	-5% $334	+0% $310	+5% $286	+10% $261
Rent	-10% $224	-5% $267	+0% $310	+5% $352	+10% $395
Rate	-1.0pp $352	-0.5pp $331	base $310	+0.5pp $288	+1.0pp $265

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 Oak St Texarkana, TX	1.0–2.0	1.0	612	$895	$1.46	45d	4	0.91mi
1410 Richmond Rd Texarkana, TX	1.0	1.0	715	$795	$1.11	45d	1	1.22mi
722 W 34th St Texarkana, TX	2.0	1.0	1298	$1,300	$1.00	45d	1	1.24mi
1504 Colorado St Texarkana, TX	3.0	2.0	1298	$1,595	$1.23	45d	1	1.46mi
2101 Pecan St Texarkana, AR	3.0	1.0	1453	$1,125	$0.77	45d	1	1.47mi

Listing history 24 events

1. 2026-06-21
   days on market $85,000 Active 83 DOM
2. 2026-06-19
   days on market $85,000 Active 81 DOM
3. 2026-06-18
   days on market $85,000 Active 80 DOM
4. 2026-06-17
   days on market $85,000 Active 79 DOM
5. 2026-06-17
   price $85,000 Active 78 DOM
6. 2026-06-16
   days on market $87,000 Active 78 DOM
7. 2026-06-15
   days on market $87,000 Active 77 DOM
8. 2026-06-14
   days on market $87,000 Active 75 DOM
9. 2026-06-13
   days on market $87,000 Active 74 DOM
10. 2026-06-10
    days on market $87,000 Active 72 DOM
11. 2026-06-09
    days on market $87,000 Active 71 DOM
12. 2026-06-08
    days on market $87,000 Active 70 DOM
13. 2026-06-07
    days on market $87,000 Active 69 DOM
14. 2026-06-05
    days on market $87,000 Active 66 DOM
15. 2026-06-02
    days on market $87,000 Active 64 DOM
16. 2026-06-01
    days on market $87,000 Active 63 DOM
17. 2026-05-31
    days on market $87,000 Active 62 DOM
18. 2026-05-30
    days on market $87,000 Active 61 DOM
19. 2026-05-11
    listed $750
20. 2026-04-24
    historical $750
21. 2026-03-30
    listed $89,000 Active 1504-char remark

    Show marketing remark (1504 chars)

    The portfolio's most accessible entry point — and it still delivers strong returns. Vacant and ready to rent from day one. This charming 2-bed, 1-bath home in Texarkana sits on a spacious lot with classic character and the kind of outdoor space that keeps tenants comfortable and settled. Bright living area with natural light, comfortably sized bedrooms, functional welcoming layout, large front and backyard with mature trees for shade, private driveway, detached garage and storage building — low-maintenance, full of charm, and completely ready to rent. FOR HOMEOWNERS An affordable, move-in ready home nestled on a spacious lot in a peaceful Texarkana neighborhood — mature trees, a large yard, a private driveway, and a detached garage, all at a value that makes owning a practical choice. Close to schools, shopping, dining, and everyday essentials. FOR INVESTORS Solid annual returns at the portfolio's lowest entry point. Vacant and ready to rent, with no make-ready work needed. A spacious lot, detached garage, and mature shade trees appeal to a wide range of renters who value outdoor space and tend to stay long-term. A well-positioned entry-level option with strong return potential — well-suited as a standalone investment or additional property in an existing portfolio. Part of a 20-property SFR portfolio across Texarkana and Nash. Options range from 2-bed homes to premium properties. Buy one or add multiple. Full financials available on request.

22. 2026-02-20
    listed $750
23. 2025-07-21
    soldstatus
24. 1998-12-01
    soldstatus

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$819/yr (+$68/mo · 111.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥112°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,944
• − Mortgage interest: −$4,761
• − Property taxes: −$736
• − Insurance: −$425
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$2,473
• Taxable income: $2,477
• Est. tax owed @ 24.0%: −$595
• After-tax cash flow: $3,121/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 ISD
• NCES district ID: 4842480
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $35,692
• Composite: 31.87/100
• National rank: #5867
• State rank: #472 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): 34,866
• Household income: $45,995
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 1289.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 54% Black 33% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 5% · Canada
• 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: ▼ -79.14%
• Current HPI: 147.9402
• Rent YoY: ▲ 1.63%
• 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

6 events — show timeline

• 2026-05-11 Listed for Rent $750 Avail
• 2026-04-24 Rental Removed $750 Avail
• 2026-03-30 Listed $89,000 NTREIS
• 2026-02-20 Listed for Rent $750 Avail
• 2025-07-21 Sold (Public Records) — Public Records
• 1998-12-01 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $736 · +4.6% YoY. Source: county tax records.