3417 Ash St · Texarkana, AR 71854

$90,000

4 bd · 2.0 ba · 1,545 sqft · SingleFamily public records · 186 Days on market

Built 1973 0.31 ac lot $58/sqft · 37% below area Est $143k · 37% 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 +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

Investor Special in Texarkana, Arkansas! This 4-bedroom, 2-bath home offers incredible potential for investors, flippers, or buyers looking to add their personal touch. With a spacious layout and plenty of room for entertaining, this property is ready to be transformed into something special. The open living, kitchen, and dining areas provide a great foundation, while the generously sized bedrooms offer flexibility and comfort. The backyard gives plenty of space for outdoor enjoyment or future improvements. Conveniently located near schools, shopping, and local amenities, this property is full of opportunity. Bring your vision and schedule your showing today!

Key facts

• 0.31 acre lot
• Parking
• Built 1973

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: 275 active listings in the ZIP; 7 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; 21 units permitted in Miller County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($47k/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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $40k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $90k implies a 73% 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 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 1973 — 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: 1.72% ✓
• Cap rate: 14.71%
• Cash-on-cash: 30.07%
• DSCR: 2.34
• GRM: 4.8

CMA / ARV

• ARV (median comp): $142,539
• List price: $90,000
• Delta: -36.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 E 36th St	0.15mi	3/2.0 (-1)	1,504 (-3%)	22mo	$167,000	$111	66
3303 Rice St	0.25mi	3/1.0 (-1)	1,328 (-14%)	24mo	$125,000	$94	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.02×
• Total profit: $25,642
• Equity at exit: $13,419

10-year hold

• IRR: 32.5%
• Equity multiple: 3.94×
• Total profit: $74,143
• Equity at exit: $7,782

Cash invested: $25,200 (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: 275
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$472
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $631

Break-even live

Break-even rent $753

Max offer price $90,000

Occupancy floor 54%

Sensitivity live

Price	-10% $682	-5% $657	+0% $631	+5% $606	+10% $581
Rent	-10% $509	-5% $570	+0% $631	+5% $693	+10% $754
Rate	-1.0pp $677	-0.5pp $654	base $631	+0.5pp $608	+1.0pp $584

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3801 Magnolia St Unit MG01 Texarkana, TX	3.0	1.5	1200	$1,000	$0.83	45d	1	0.25mi
3302 Anthony Dr Texarkana, TX	3.0	2.0	1726	$850	$0.49	45d	1	0.90mi
2101 Pecan St Texarkana, AR	3.0	1.0	1453	$1,125	$0.77	45d	1	0.93mi
3514 Sabine Ave Texarkana, TX	4.0	2.0	1600	$1,845	$1.15	45d	1	0.99mi
2405 Tyler Ln Texarkana, AR	3.0	2.0	1905	$1,890	$0.99	45d	1	0.99mi
1504 Colorado St Texarkana, TX	3.0	2.0	1298	$1,595	$1.23	45d	1	1.21mi
2301 Arkansas Blvd Texarkana, AR	1.0–3.0	1.0–2.0	969	$1,245	$1.28	45d	35	1.43mi

Listing history 33 events

1. 2026-06-13
   status $90,000 Pending 186 DOM
2. 2026-06-10
   days on market $90,000 Active 186 DOM
3. 2026-06-09
   days on market $90,000 Active 185 DOM
4. 2026-06-08
   days on market $90,000 Active 184 DOM
5. 2026-06-07
   days on market $90,000 Active 183 DOM
6. 2026-06-05
   days on market $90,000 Active 180 DOM
7. 2026-06-03
   remarks 699-char remark
8. 2026-06-03
   pricedays on market $90,000 Active 179 DOM
9. 2026-06-02
   remarks 686-char remark
10. 2026-06-02
    days on market $100,000 Active 178 DOM
11. 2026-06-01
    days on market $100,000 Active 177 DOM
12. 2026-05-31
    days on market $100,000 Active 176 DOM
13. 2026-05-30
    days on market $100,000 Active 175 DOM
14. 2026-05-18
    price $100,000 667-char remark

    Show marketing remark (667 chars)

    Investor Special in Texarkana, Arkansas! This 4-bedroom, 2-bath home offers incredible potential for investors, flippers, or buyers looking to add their personal touch. With a spacious layout and plenty of room for entertaining, this property is ready to be transformed into something special. The open living, kitchen, and dining areas provide a great foundation, while the generously sized bedrooms offer flexibility and comfort. The backyard gives plenty of space for outdoor enjoyment or future improvements. Conveniently located near schools, shopping, and local amenities, this property is full of opportunity. Bring your vision and schedule your showing today!

15. 2026-04-28
    status Active 667-char remark

    Show marketing remark (667 chars)

    Investor Special in Texarkana, Arkansas! This 4-bedroom, 2-bath home offers incredible potential for investors, flippers, or buyers looking to add their personal touch. With a spacious layout and plenty of room for entertaining, this property is ready to be transformed into something special. The open living, kitchen, and dining areas provide a great foundation, while the generously sized bedrooms offer flexibility and comfort. The backyard gives plenty of space for outdoor enjoyment or future improvements. Conveniently located near schools, shopping, and local amenities, this property is full of opportunity. Bring your vision and schedule your showing today!

16. 2026-04-28
    price $120,000 667-char remark

    Show marketing remark (667 chars)

    Investor Special in Texarkana, Arkansas! This 4-bedroom, 2-bath home offers incredible potential for investors, flippers, or buyers looking to add their personal touch. With a spacious layout and plenty of room for entertaining, this property is ready to be transformed into something special. The open living, kitchen, and dining areas provide a great foundation, while the generously sized bedrooms offer flexibility and comfort. The backyard gives plenty of space for outdoor enjoyment or future improvements. Conveniently located near schools, shopping, and local amenities, this property is full of opportunity. Bring your vision and schedule your showing today!

17. 2026-04-22
    historical 667-char remark

    Show marketing remark (667 chars)

    Investor Special in Texarkana, Arkansas! This 4-bedroom, 2-bath home offers incredible potential for investors, flippers, or buyers looking to add their personal touch. With a spacious layout and plenty of room for entertaining, this property is ready to be transformed into something special. The open living, kitchen, and dining areas provide a great foundation, while the generously sized bedrooms offer flexibility and comfort. The backyard gives plenty of space for outdoor enjoyment or future improvements. Conveniently located near schools, shopping, and local amenities, this property is full of opportunity. Bring your vision and schedule your showing today!

18. 2026-02-28
    price $117,000 667-char remark

    Show marketing remark (667 chars)

    Investor Special in Texarkana, Arkansas! This 4-bedroom, 2-bath home offers incredible potential for investors, flippers, or buyers looking to add their personal touch. With a spacious layout and plenty of room for entertaining, this property is ready to be transformed into something special. The open living, kitchen, and dining areas provide a great foundation, while the generously sized bedrooms offer flexibility and comfort. The backyard gives plenty of space for outdoor enjoyment or future improvements. Conveniently located near schools, shopping, and local amenities, this property is full of opportunity. Bring your vision and schedule your showing today!

19. 2026-02-27
    status Active 667-char remark

    Show marketing remark (667 chars)

    Investor Special in Texarkana, Arkansas! This 4-bedroom, 2-bath home offers incredible potential for investors, flippers, or buyers looking to add their personal touch. With a spacious layout and plenty of room for entertaining, this property is ready to be transformed into something special. The open living, kitchen, and dining areas provide a great foundation, while the generously sized bedrooms offer flexibility and comfort. The backyard gives plenty of space for outdoor enjoyment or future improvements. Conveniently located near schools, shopping, and local amenities, this property is full of opportunity. Bring your vision and schedule your showing today!

20. 2026-01-26
    status Pending 667-char remark

    Show marketing remark (667 chars)

    Investor Special in Texarkana, Arkansas! This 4-bedroom, 2-bath home offers incredible potential for investors, flippers, or buyers looking to add their personal touch. With a spacious layout and plenty of room for entertaining, this property is ready to be transformed into something special. The open living, kitchen, and dining areas provide a great foundation, while the generously sized bedrooms offer flexibility and comfort. The backyard gives plenty of space for outdoor enjoyment or future improvements. Conveniently located near schools, shopping, and local amenities, this property is full of opportunity. Bring your vision and schedule your showing today!

21. 2026-01-03
    price $120,000 667-char remark

    Show marketing remark (667 chars)

    Investor Special in Texarkana, Arkansas! This 4-bedroom, 2-bath home offers incredible potential for investors, flippers, or buyers looking to add their personal touch. With a spacious layout and plenty of room for entertaining, this property is ready to be transformed into something special. The open living, kitchen, and dining areas provide a great foundation, while the generously sized bedrooms offer flexibility and comfort. The backyard gives plenty of space for outdoor enjoyment or future improvements. Conveniently located near schools, shopping, and local amenities, this property is full of opportunity. Bring your vision and schedule your showing today!

22. 2025-10-30
    listed $130,000 Active 667-char remark

    Show marketing remark (667 chars)

    Investor Special in Texarkana, Arkansas! This 4-bedroom, 2-bath home offers incredible potential for investors, flippers, or buyers looking to add their personal touch. With a spacious layout and plenty of room for entertaining, this property is ready to be transformed into something special. The open living, kitchen, and dining areas provide a great foundation, while the generously sized bedrooms offer flexibility and comfort. The backyard gives plenty of space for outdoor enjoyment or future improvements. Conveniently located near schools, shopping, and local amenities, this property is full of opportunity. Bring your vision and schedule your showing today!

23. 2025-10-29
    historical $1,800
24. 2025-10-01
    listed $1,800
25. 2025-04-18
    historical $1,800
26. 2025-04-11
    listed $1,800
27. 2024-09-21
    price $158,500
28. 2024-07-12
    listed $175,000 Active
29. 2021-11-04
    soldstatus $52,000
30. 2008-05-19
    soldstatus $41,000
31. 2005-07-11
    soldstatus $56,000
32. 1996-10-01
    soldstatus $44,000
33. 1973-10-01
    soldstatus $18,000

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

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $1,021 · $85/mo
• Projected year-2 tax: $1,021 · $85/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 ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,623
• − Mortgage interest: −$5,041
• − Property taxes: −$1,021
• − Insurance: −$450
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$2,618
• Taxable income: $6,513
• Est. tax owed @ 24.0%: −$1,563
• After-tax cash flow: $6,015/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

+455.6% since first listed

20 events — show timeline

• 2026-05-18 Price Changed $100,000 TBOR
• 2026-04-28 Relisted — TBOR
• 2026-04-28 Price Changed $120,000 TBOR
• 2026-04-22 Delisted — TBOR
• 2026-02-28 Price Changed $117,000 TBOR
• 2026-02-27 Relisted — TBOR
• 2026-01-26 Pending — TBOR
• 2026-01-03 Price Changed $120,000 TBOR
• 2025-10-30 Listed $130,000 TBOR
• 2025-10-29 Rental Removed $1,800 Avail
• 2025-10-01 Listed for Rent $1,800 Avail
• 2025-04-18 Rental Removed $1,800 Avail
• 2025-04-11 Listed for Rent $1,800 Avail
• 2024-09-21 Price Changed $158,500 TBOR
• 2024-07-12 Listed $175,000 TBOR
• 2021-11-04 Sold (Public Records) $52,000 Public Records
• 2008-05-19 Sold (Public Records) $41,000 Public Records
• 2005-07-11 Sold (Public Records) $56,000 Public Records
• 1996-10-01 Sold (Public Records) $44,000 Public Records
• 1973-10-01 Sold (Public Records) $18,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,021 · +10.0% YoY. Source: county tax records.