2808 E 19th St · Texarkana, AR 71854

$89,900

2 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 98 Days on market

Built 1960 0.88 ac lot $65/sqft · at area comps Est $92k · 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 +25.2/30.0
• ARV discount +8.5/15.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• 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 MLS

2-bedroom, 1-bath cottage on a fully fenced double lot in Texarkana, AR. Features include a large open kitchen, detached garage, and new roof on the home. The spacious back lot is shaded by 10 mature pecan trees, offering a peaceful setting with plenty of room for gardening or outdoor enjoyment. A water well is available for irrigation, making it ideal for those looking to grow a garden or create their own backyard retreat.

Key facts

• Water well available
• Large open kitchen
• New roof

Tags

• FULLY FENCED DOUBLE LOT
• LARGE OPEN KITCHEN
• NEW ROOF
• SHADED BY MATURE PECAN TREES
• WATER WELL AVAILABLE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 98 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.
• Current owner paid $37k; list at $90k implies a 143% gain — meaningful room to come down on a strong offer.

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 $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 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?
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: 1.16% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $91,950
• List price: $89,900
• Delta: -2.23%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1820 E 24th St	0.63mi	3/2.0 (+1)	1,422 (+2%)	3mo	$129,900	$91	55
923 California St	0.68mi	3/2.0 (+1)	1,564 (+12%)	1mo	$43,000	$27	38

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-1,812
• Equity at exit: $13,404

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $14,891
• Equity at exit: $7,773

Cash invested: $25,172 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,040 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $200

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 76%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 Brookridge Dr Texarkana, AR	2.0–3.0	1.0–2.0	1000	$750	$0.75	44d	3	0.57mi
1400 E 35th St Unit PS6-052 Texarkana, AR	2.0	2.0	1025	$899	$0.88	44d	1	1.24mi
1400 E 35th St Unit PS2-013 Texarkana, AR	2.0	1.0	980	$859	$0.88	44d	1	1.24mi
1400 E 35th St Unit PS16-142 Texarkana, AR	2.0	1.0	980	$809	$0.83	44d	1	1.24mi
2101 Pecan St Texarkana, AR	3.0	1.0	1453	$1,125	$0.77	44d	1	1.36mi
2301 Arkansas Blvd Texarkana, AR	1.0–3.0	1.0–2.0	969	$1,022	$1.05	44d	35	1.43mi

Listing history 26 events

1. 2026-06-19
   days on market $89,900 Active 98 DOM
2. 2026-06-18
   days on market $89,900 Active 97 DOM
3. 2026-06-17
   days on market $89,900 Active 96 DOM
4. 2026-06-16
   days on market $89,900 Active 95 DOM
5. 2026-06-15
   days on market $89,900 Active 94 DOM
6. 2026-06-14
   days on market $89,900 Active 92 DOM
7. 2026-06-13
   days on market $89,900 Active 91 DOM
8. 2026-06-10
   days on market $89,900 Active 89 DOM
9. 2026-06-09
   days on market $89,900 Active 88 DOM
10. 2026-06-08
    days on market $89,900 Active 87 DOM
11. 2026-06-07
    days on market $89,900 Active 86 DOM
12. 2026-06-05
    days on market $89,900 Active 83 DOM
13. 2026-06-03
    days on market $89,900 Active 82 DOM
14. 2026-06-02
    days on market $89,900 Active 81 DOM
15. 2026-06-01
    days on market $89,900 Active 80 DOM
16. 2026-05-31
    days on market $89,900 Active 79 DOM
17. 2026-05-30
    days on market $89,900 Active 78 DOM
18. 2026-03-13
    listed $89,900 Active 427-char remark

    Show marketing remark (427 chars)

    2-bedroom, 1-bath cottage on a fully fenced double lot in Texarkana, AR. Features include a large open kitchen, detached garage, and new roof on the home. The spacious back lot is shaded by 10 mature pecan trees, offering a peaceful setting with plenty of room for gardening or outdoor enjoyment. A water well is available for irrigation, making it ideal for those looking to grow a garden or create their own backyard retreat.

19. 2025-07-23
    soldstatus Closed 544-char remark

    Show marketing remark (544 chars)

    This 3 bedroom, 1 bathroom home is a diamond in the rough just waiting to shine! Whether you're looking to add a rental property to your investment portfolio or ready to downsize and customize your next home, this one is full of potential. With a little TLC, the charm and value will truly come to life. PlusG an extra lot conveys with the property, giving you even more room to expand, build, or enjoy outdoor space. Spacious layout, solid bones, and plenty of possibilitiesG donGt miss your chance to uncover the potential in this hidden gem!

20. 2025-07-04
    status Pending 544-char remark

    Show marketing remark (544 chars)

    This 3 bedroom, 1 bathroom home is a diamond in the rough just waiting to shine! Whether you're looking to add a rental property to your investment portfolio or ready to downsize and customize your next home, this one is full of potential. With a little TLC, the charm and value will truly come to life. PlusG an extra lot conveys with the property, giving you even more room to expand, build, or enjoy outdoor space. Spacious layout, solid bones, and plenty of possibilitiesG donGt miss your chance to uncover the potential in this hidden gem!

21. 2025-07-02
    status Active 544-char remark

    Show marketing remark (544 chars)

    This 3 bedroom, 1 bathroom home is a diamond in the rough just waiting to shine! Whether you're looking to add a rental property to your investment portfolio or ready to downsize and customize your next home, this one is full of potential. With a little TLC, the charm and value will truly come to life. PlusG an extra lot conveys with the property, giving you even more room to expand, build, or enjoy outdoor space. Spacious layout, solid bones, and plenty of possibilitiesG donGt miss your chance to uncover the potential in this hidden gem!

22. 2025-06-28
    status Pending 544-char remark

    Show marketing remark (544 chars)

    This 3 bedroom, 1 bathroom home is a diamond in the rough just waiting to shine! Whether you're looking to add a rental property to your investment portfolio or ready to downsize and customize your next home, this one is full of potential. With a little TLC, the charm and value will truly come to life. PlusG an extra lot conveys with the property, giving you even more room to expand, build, or enjoy outdoor space. Spacious layout, solid bones, and plenty of possibilitiesG donGt miss your chance to uncover the potential in this hidden gem!

23. 2025-05-29
    status Active 544-char remark

    Show marketing remark (544 chars)

    This 3 bedroom, 1 bathroom home is a diamond in the rough just waiting to shine! Whether you're looking to add a rental property to your investment portfolio or ready to downsize and customize your next home, this one is full of potential. With a little TLC, the charm and value will truly come to life. PlusG an extra lot conveys with the property, giving you even more room to expand, build, or enjoy outdoor space. Spacious layout, solid bones, and plenty of possibilitiesG donGt miss your chance to uncover the potential in this hidden gem!

24. 2025-05-28
    status Pending 544-char remark

    Show marketing remark (544 chars)

    This 3 bedroom, 1 bathroom home is a diamond in the rough just waiting to shine! Whether you're looking to add a rental property to your investment portfolio or ready to downsize and customize your next home, this one is full of potential. With a little TLC, the charm and value will truly come to life. PlusG an extra lot conveys with the property, giving you even more room to expand, build, or enjoy outdoor space. Spacious layout, solid bones, and plenty of possibilitiesG donGt miss your chance to uncover the potential in this hidden gem!

25. 2025-04-11
    listed $64,900 Active 544-char remark

    Show marketing remark (544 chars)

    This 3 bedroom, 1 bathroom home is a diamond in the rough just waiting to shine! Whether you're looking to add a rental property to your investment portfolio or ready to downsize and customize your next home, this one is full of potential. With a little TLC, the charm and value will truly come to life. PlusG an extra lot conveys with the property, giving you even more room to expand, build, or enjoy outdoor space. Spacious layout, solid bones, and plenty of possibilitiesG donGt miss your chance to uncover the potential in this hidden gem!

26. 1998-05-01
    soldstatus $37,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $12,476
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$2,615
• Taxable income: $1,030
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $2,153/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

+143.0% since first listed

9 events — show timeline

• 2026-03-13 Listed $89,900 TBOR
• 2025-07-23 Sold (MLS) — TBOR
• 2025-07-04 Pending — TBOR
• 2025-07-02 Relisted — TBOR
• 2025-06-28 Pending — TBOR
• 2025-05-29 Relisted — TBOR
• 2025-05-28 Pending — TBOR
• 2025-04-11 Listed $64,900 TBOR
• 1998-05-01 Sold (Public Records) $37,000 Public Records

Property tax history

+2.1%/yr

Latest (2018): $4 · +0.0% YoY. Source: county tax records.