1206 Hazel St · Texarkana, TX 75501

$74,900

3 bd · 2.0 ba · 1,595 sqft · SingleFamily public records · 134 Days on market

Built 1950 Fair condition 6,969 sqft lot $47/sqft · 46% below area Est $138k · 46% under ↓ 9% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just in time for summer! Get ready to enjoy this home with an in-ground pool—perfect for warm days ahead. Call the pool guys and get it opened for months of family fun. The pool is fenced for added safety, and there's a fireplace inside for cozy evenings. This 3-bedroom, 2-bath home offers great potential with a few updates already in place. It features a garage in the back and is priced to sell. With a little TLC, this could be the perfect home for you!

Key facts

• In-ground pool
• Fenced pool
• Fireplace

Tags

• IN-GROUND POOL
• FENCED POOL
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 4.1% 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: Highland Park El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 364 students, 97% 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); 387 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 93d 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 35% of the median local income ($46k/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 $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.79% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.35%
• DSCR: 2.13
• GRM: 4.6

CMA / ARV

• ARV (median comp): $137,912
• List price: $74,900
• Delta: -45.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1302 Hickory St	0.50mi	3/1.5	1,532 (-4%)	7mo	$60,000	$39	62
1520 Hickory St	0.58mi	3/2.0	1,484 (-7%)	1mo	$135,000	$91	60
2412 Glendale Ave	0.96mi	3/1.5	1,717 (+8%)	2mo	$203,500	$119	49
2302 Locust St	0.96mi	3/1.0	1,671 (+5%)	10mo	$173,500	$104	45
1200 Garland Ave	0.60mi	3/2.0	1,292 (-19%)	4mo	$225,000	$174	44
1624 Linden Ave	0.88mi	2/1.0 (-1)	1,508 (-6%)	15mo	$114,900	$76	34
1823 Garland	0.78mi	3/1.5	1,426 (-11%)	15mo	$99,000	$69	33
1902 Hickory Street St	0.73mi	3/2.0	1,368 (-14%)	17mo	$170,000	$124	28
1222 Garland Ave	0.61mi	4/2.0 (+1)	1,844 (+16%)	23mo	$135,000	$73	22

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: 17.2%
• Equity multiple: 1.68×
• Total profit: $14,336
• Equity at exit: $11,168

10-year hold

• IRR: 24.7%
• Equity multiple: 3.00×
• Total profit: $41,857
• Equity at exit: $6,476

Cash invested: $20,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 5 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $159,250 ($94/sqft)
• Median days on market: 85 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -7.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75501

• Home prices YoY: -34.9%
• Rents YoY: 1.6%
• Active inventory: 387
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$393
• Tax from tax record: −$195 /mo · $2,341/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $443

Break-even live

Break-even rent $784

Max offer price $74,900

Occupancy floor 62%

Sensitivity live

Price	-10% $485	-5% $464	+0% $443	+5% $422	+10% $401
Rent	-10% $337	-5% $390	+0% $443	+5% $496	+10% $549
Rate	-1.0pp $481	-0.5pp $462	base $443	+0.5pp $424	+1.0pp $404

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: $18,725
• Closing costs: $2,247
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2101 Pecan St Texarkana, AR	3.0	1.0	1453	$1,125	$0.77	93d	1	0.78mi
3302 Anthony Dr Texarkana, TX	3.0	2.0	1726	$850	$0.49	93d	1	1.21mi
722 W 34th St Texarkana, TX	2.0	1.0	1298	$1,300	$1.00	93d	1	1.23mi
2405 Tyler Ln Texarkana, AR	3.0	2.0	1905	$1,890	$0.99	93d	1	1.27mi
3801 Magnolia St Unit MG01 Texarkana, TX	3.0	1.5	1200	$1,000	$0.83	93d	1	1.44mi
3514 Sabine Ave Texarkana, TX	4.0	2.0	1600	$1,845	$1.15	93d	1	1.44mi

Listing history 50 events

1. 2026-08-08
   days on market $74,900 Active 134 DOM
2. 2026-08-07
   days on market $74,900 Active 133 DOM
3. 2026-08-06
   days on market $74,900 Active 132 DOM
4. 2026-08-05
   days on market $74,900 Active 131 DOM
5. 2026-08-04
   days on market $74,900 Active 130 DOM
6. 2026-08-03
   days on market $74,900 Active 129 DOM
7. 2026-07-31
   days on market $74,900 Active 126 DOM
8. 2026-07-30
   days on market $74,900 Active 125 DOM
9. 2026-07-29
   days on market $74,900 Active 124 DOM
10. 2026-07-27
    days on market $74,900 Active 122 DOM
11. 2026-07-25
    days on market $74,900 Active 120 DOM
12. 2026-07-24
    days on market $74,900 Active 119 DOM
13. 2026-07-23
    days on market $74,900 Active 118 DOM
14. 2026-07-22
    days on market $74,900 Active 117 DOM
15. 2026-07-21
    days on market $74,900 Active 116 DOM
16. 2026-07-18
    days on market $74,900 Active 113 DOM
17. 2026-07-16
    days on market $74,900 Active 111 DOM
18. 2026-07-16
    days on market $74,900 Active 110 DOM
19. 2026-07-14
    days on market $74,900 Active 109 DOM
20. 2026-07-13
    days on market $74,900 Active 108 DOM
21. 2026-07-12
    days on market $74,900 Active 107 DOM
22. 2026-07-11
    days on market $74,900 Active 106 DOM
23. 2026-07-10
    days on market $74,900 Active 105 DOM
24. 2026-07-09
    days on market $74,900 Active 104 DOM
25. 2026-07-08
    days on market $74,900 Active 103 DOM
26. 2026-07-07
    days on market $74,900 Active 102 DOM
27. 2026-07-06
    days on market $74,900 Active 101 DOM
28. 2026-07-05
    days on market $74,900 Active 100 DOM
29. 2026-07-04
    days on market $74,900 Active 99 DOM
30. 2026-07-03
    days on market $74,900 Active 98 DOM
31. 2026-07-02
    days on market $74,900 Active 97 DOM
32. 2026-07-01
    days on market $74,900 Active 96 DOM
33. 2026-06-30
    days on market $74,900 Active 95 DOM
34. 2026-06-29
    days on market $74,900 Active 94 DOM
35. 2026-06-28
    days on market $74,900 Active 93 DOM
36. 2026-06-28
    days on market $74,900 Active 92 DOM
37. 2026-06-27
    days on market $74,900 Active 91 DOM
38. 2026-06-26
    days on market $74,900 Active 90 DOM
39. 2026-06-23
    days on market $74,900 Active 87 DOM
40. 2026-06-21
    days on market $74,900 Active 86 DOM
41. 2026-06-19
    days on market $74,900 Active 84 DOM
42. 2026-06-18
    days on market $74,900 Active 83 DOM
43. 2026-06-17
    days on market $74,900 Active 82 DOM
44. 2026-06-17
    price $74,900 Active 81 DOM
45. 2026-06-16
    days on market $79,900 Active 81 DOM
46. 2026-06-15
    days on market $79,900 Active 80 DOM
47. 2026-06-14
    days on market $79,900 Active 78 DOM
48. 2026-06-13
    days on market $79,900 Active 77 DOM
49. 2026-06-10
    days on market $79,900 Active 75 DOM
50. 2026-06-09
    days on market $79,900 Active 74 DOM

ⓘ 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: $2,341 · $195/mo
• Projected year-2 tax: $2,341 · $195/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 7/10 Severe 7 d/yr ≥112°F today · 23 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: $16,133
• − Mortgage interest: −$4,196
• − Property taxes: −$2,341
• − Insurance: −$374
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$2,179
• Taxable income: $4,462
• Est. tax owed @ 24.0%: −$1,071
• After-tax cash flow: $4,246/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab Est. rehab $39,875–$71,775 screening

This home requires significant exterior and interior repairs, but has potential for substantial value increase with updates.

Deferred maintenance Est. $30,000–$90,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows have peeling paint and appear to be in poor condition.
• Major Exterior (exterior) — The exterior siding is peeling and in poor condition, indicating significant deterioration.

Repairs flagged

• Major exterior siding — Severe peeling and damage
• Major exterior paint — Significant peeling and fading
• Major interior walls — Likely outdated and in need of repainting
• Major flooring — Likely outdated and in need of replacement

Value-add opportunities

• Both painting and repainting — Enhances curb appeal and interior aesthetics ↑
• Both new flooring — Improves living space and adds value ↑
• Both exterior siding and paint — Enhances curb appeal and adds value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Highland Park El F TX #3,333/4,322 Nat'l #32,000/41,679 Middle Texas Middle F TX #717/1,662 Nat'l #6,571/14,009 High Texas H S D- TX #634/1,632 Nat'l #6,744/17,239

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

B Composite livability gradescore 77/100

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 · 94,699 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: 12% of renters

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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%

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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%

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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

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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

-9.2% since first listed

7 events — show timeline

• 2026-03-25 Listed $79,900 TBOR
• 2021-10-12 Sold (Public Records) — Public Records
• 2021-10-08 Sold (MLS) — TBOR
• 2021-06-30 Listed $88,000 TBOR
• 2020-01-31 Sold (Public Records) — Public Records
• 2020-01-31 Sold (Public Records) — Public Records
• 2002-03-22 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,341 · +4.2% YoY. Source: county tax records.