90 Knottingham St · Texarkana, TX 75501

$54,900

3 bd · 2.5 ba · 1,870 sqft · SingleFamily · 9 Days on market

Built 2004 0.95 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Unique two-story home full of character and potential sitting on approximately 1 acre in Texarkana! This 1,870 sq ft, 3 bed/2.5 bath property built in 2004 features a 2-year-old water heater. Investors and visionary buyers, this is your chance to transform this property into something special! Plenty of space and a great lot to work with. Sold AS-IS. Don't miss this incredible opportunity to add value and make it your own at 90 Knottingham St!

Key facts

• 0.95 acre lot
• 2 garage spots
• Built 2004

Property features AI

Finance

• Other: Located in the GEORGE MORRIS A-372 HICKS subdivision; Directions: Going south on 59, turn right on Sherwood Forest, right on Knottingham St.; house on the right

Exterior

• Parking: Detached garage facing front; Two covered parking spaces (two total spaces)
• Home design: Single-family residence; Two-story
• Construction: Vinyl siding; Pillar/post/pier foundation; Built with residential construction materials
• Exterior features: Metal roof; Lot about 0.95 acre

Interior

• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Master bedroom on the main floor
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 20.4% 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.
• Liberty-Eylau ISD (urban): math 19% / reading 23% proficiency, ranked #772 of 826 in TX (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Liberty-Eylau El (math 20% / reading 16%, grade F, #3,785 of 4,322 statewide, top 88%, 575 students, 90% FRL); Liberty-Eylau Middle (math 19% / reading 21%, grade F, #1,428 of 1,662 statewide, top 87%, 573 students, 89% FRL); Liberty-Eylau H S (math 17% / reading 37%, grade F, #1,204 of 1,632 statewide, top 75%, 532 students, 77% FRL) — zoned schools average 85% FRL vs 68% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 326 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).
• This rent runs 33% 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 $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.29% ✓
• Cap rate: 20.38%
• Cash-on-cash: 50.30%
• DSCR: 3.24
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.63% rent growth · sell at horizon

5-year hold

• IRR: 46.5%
• Equity multiple: 2.98×
• Total profit: $30,431
• Equity at exit: $8,186

10-year hold

• IRR: 51.7%
• Equity multiple: 5.72×
• Total profit: $72,519
• Equity at exit: $4,747

Cash invested: $15,372 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $644

Break-even live

Break-even rent $440

Max offer price $54,900

Occupancy floor 44%

Sensitivity live

Price	-10% $675	-5% $660	+0% $644	+5% $629	+10% $613
Rent	-10% $545	-5% $595	+0% $644	+5% $694	+10% $744
Rate	-1.0pp $672	-0.5pp $658	base $644	+0.5pp $630	+1.0pp $616

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Private Road 25161 Texarkana, TX	1.0–3.0	1.0–2.0	933	$1,150	$1.23	45d	1	1.14mi

Listing history 8 events

1. 2026-06-21
   days on market $54,900 Active 9 DOM
2. 2026-06-19
   days on market $54,900 Active 7 DOM
3. 2026-06-18
   days on market $54,900 Active 6 DOM
4. 2026-06-17
   days on market $54,900 Active 5 DOM
5. 2026-06-16
   days on market $54,900 Active 4 DOM
6. 2026-06-15
   days on market $54,900 Active 3 DOM
7. 2026-06-13
   remarks 447-char remark
8. 2026-06-13
   listed $54,900 Active 1 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: $446 · $37/mo
• Projected year-2 tax: $1,005 · $84/mo
• Expected delta: +$559/yr (+$47/mo · 125.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,072
• − Mortgage interest: −$3,075
• − Property taxes: −$446
• − Insurance: −$274
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$1,597
• Taxable income: $7,268
• Est. tax owed @ 24.0%: −$1,744
• After-tax cash flow: $5,987/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: Liberty-Eylau ISD
• NCES district ID: 4827390
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $38,285
• Composite: 17.61/100
• National rank: #9037
• State rank: #772 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

• 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

2 events — show timeline

• 2026-06-12 Listed $54,900 TBOR
• 2002-09-25 Sold (Public Records) — Public Records

Property tax history

-1.0%/yr

Latest (2025): $446 · +11.4% YoY. Source: county tax records.