720 Macarthur Ave · Wake Village, TX 75501

$72,500

3 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 427 Days on market

Built 1950 6,534 sqft lot $68/sqft · 26% below area Est $97k · 26% under

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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 +4.0/5.0
• 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

WAKE VILLAGE INVESTORS! This 3 bedroom, 1 bath single-family home available in Wake Village. This property is situated on a nice sized 6,534 Sq. Ft. lot and a large yard that is perfect for your kids or furry friends to play in! Here you will have easy access to major highways I-369 and US-67, and most popular attractions are all within 5-10 minutes away. You will also love the Wake Village community and all the great nearby restaurants, parks, schools, and small shops the town has to offer. This property is part of an exclusive investor special package available for a limited time. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream investment.

Key facts

• Large yard
• Nearby parks
• Nearby restaurants

Tags

• LARGE YARD
• EASY ACCESS TO MAJOR HIGHWAYS
• WAKE VILLAGE COMMUNITY
• NEARBY RESTAURANTS
• NEARBY PARKS
• NEARBY SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#51 in TX, #2,068 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F.
• 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.
• Market conditions: Rents rising (+1.6%/yr); 320 active listings in the ZIP; 3 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; 137 units permitted in Bowie County in 2024 (5 in 5+ unit buildings).
• This rent runs 34% 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 $501 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 427 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask is 34% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 427 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 1.81% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.53%
• DSCR: 2.45
• GRM: 4.6

CMA / ARV

• ARV (median comp): $97,478
• List price: $72,500
• Delta: -25.62%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1029 Mariana Ave	0.33mi	3/1.5	1,044 (-2%)	14mo	$150,000	$144	69
400 Redwater Rd	0.51mi	2/1.0 (-1)	1,162 (+10%)	23mo	$101,000	$87	36

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: 26.1%
• Equity multiple: 2.06×
• Total profit: $21,528
• Equity at exit: $10,810

10-year hold

• IRR: 32.9%
• Equity multiple: 3.80×
• Total profit: $56,804
• Equity at exit: $6,268

Cash invested: $20,300 (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: 320
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $550

Break-even live

Break-even rent $614

Max offer price $72,500

Occupancy floor 53%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Redwater Rd Wake Village, TX	2.0	1.0	900	$1,500	$1.67	44d	1	0.42mi
60 Clark St Nash, TX	2.0–3.0	2.0	1450	$1,450	$1.00	44d	2	1.10mi
501 Westlawn Dr Texarkana, TX	2.0	1.0	775	$800	$1.03	44d	1	1.21mi

Listing history 23 events

1. 2026-06-19
   days on market $72,500 Active 427 DOM
2. 2026-06-18
   days on market $72,500 Active 426 DOM
3. 2026-06-17
   days on market $72,500 Active 425 DOM
4. 2026-06-16
   days on market $72,500 Active 424 DOM
5. 2026-06-15
   days on market $72,500 Active 423 DOM
6. 2026-06-14
   days on market $72,500 Active 421 DOM
7. 2026-06-13
   days on market $72,500 Active 420 DOM
8. 2026-06-10
   days on market $72,500 Active 418 DOM
9. 2026-06-09
   days on market $72,500 Active 417 DOM
10. 2026-06-08
    days on market $72,500 Active 416 DOM
11. 2026-06-07
    days on market $72,500 Active 415 DOM
12. 2026-06-05
    days on market $72,500 Active 412 DOM
13. 2026-06-02
    days on market $72,500 Active 410 DOM
14. 2026-06-01
    days on market $72,500 Active 409 DOM
15. 2026-05-31
    days on market $72,500 Active 408 DOM
16. 2026-05-30
    days on market $72,500 Active 407 DOM
17. 2026-02-20
    price $72,500 820-char remark

    Show marketing remark (820 chars)

    WAKE VILLAGE INVESTORS! This 3 bedroom, 1 bath single-family home available in Wake Village. This property is situated on a nice sized 6,534 Sq. Ft. lot and a large yard that is perfect for your kids or furry friends to play in! Here you will have easy access to major highways I-369 and US-67, and most popular attractions are all within 5-10 minutes away. You will also love the Wake Village community and all the great nearby restaurants, parks, schools, and small shops the town has to offer. This property is part of an exclusive investor special package available for a limited time. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream investment.

18. 2025-04-18
    listed $54,223 Active 820-char remark

    Show marketing remark (820 chars)

    WAKE VILLAGE INVESTORS! This 3 bedroom, 1 bath single-family home available in Wake Village. This property is situated on a nice sized 6,534 Sq. Ft. lot and a large yard that is perfect for your kids or furry friends to play in! Here you will have easy access to major highways I-369 and US-67, and most popular attractions are all within 5-10 minutes away. You will also love the Wake Village community and all the great nearby restaurants, parks, schools, and small shops the town has to offer. This property is part of an exclusive investor special package available for a limited time. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream investment.

19. 2023-10-26
    price $55,900
20. 2023-10-26
    historical
21. 2023-06-26
    price $50,900
22. 2022-07-01
    listed $58,900 Active
23. 2016-07-28
    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: $892 · $74/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$435/yr (+$36/mo · 48.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $15,722
• − Mortgage interest: −$4,061
• − Property taxes: −$892
• − Insurance: −$362
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$2,109
• Taxable income: $5,782
• Est. tax owed @ 24.0%: −$1,388
• After-tax cash flow: $5,216/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 — Wake Village

• Score: 79/100
• State rank: #51
• US rank: #2068

Category grades

Amenities F Commute C Cost of living A+ Crime A Employment B- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wake Village, TX
• County: Bowie County · 61,238 people
• 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

+23.1% since first listed

7 events — show timeline

• 2026-02-20 Price Changed $72,500 HARMLS
• 2025-04-18 Listed $54,223 HARMLS
• 2023-10-26 Listing Removed — HARMLS
• 2023-10-26 Price Changed $55,900 HARMLS
• 2023-06-26 Price Changed $50,900 HARMLS
• 2022-07-01 Listed $58,900 HARMLS
• 2016-07-28 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $892 · -12.5% YoY. Source: county tax records.