1007 E Short 21st St · Texarkana, AR 71854

$119,000

3 bd · 1.0 ba · 1,386 sqft · SingleFamily public records · 19 Days on market

Built 1988 0.28 ac lot Est $126k · 6% under

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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 +26.3/30.0
• ARV discount +10.0/15.0
• DSCR +8.9/10.0
• 1% rule +5.7/10.0
• 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

This 3 bedroom and 2 bath house is located on a corner lot with a big storage building. All the rooms are big. .. . big living room, big kitchen, and three bedrooms.

Key facts

• 0.28 acre lot
• Parking
• Built 1988

Property features AI

Exterior

• Parking: 1 covered parking space; Attached carport (1 car)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Residential property
• Construction: Aluminum siding and frame construction; Shingle roof; Pillar/post/pier foundation; Built with pier foundation
• Exterior features: Covered porch; Chain link fencing; Outbuilding, storage and workshop on property; Concrete road frontage; Corner lot

Interior

• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Ceramic tile and laminate flooring; Storage
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: crime F, amenities F, commute 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.
• Zoned schools: Edward D. Trice Elem. School (math 35% / reading 27%, grade F, #297 of 454 statewide, top 65%, 476 students, 100% FRL); Arkansas Middle School (906 students, 100% FRL); Arkansas High School (math 16% / reading 25%, grade F, #233 of 292 statewide, top 80%, 1,060 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 276 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 33% 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 $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $119k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,215 (1.5% below list)

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 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?
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: 1.07% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $126,126
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1823 Garland	0.17mi	3/1.5	1,426 (+3%)	14mo	$99,000	$69	74
2501 Senator St	0.28mi	3/1.0	1,464 (+6%)	8mo	$152,000	$104	71
1902 Hickory Street St	0.23mi	3/2.0	1,368 (-1%)	15mo	$170,000	$124	70
2122 Locust St	0.16mi	2/1.0 (-1)	1,232 (-11%)	2mo	$102,200	$83	68
1820 E 24th St	0.56mi	3/2.0	1,422 (+3%)	3mo	$129,900	$91	63
1200 Garland Ave	0.54mi	3/2.0	1,292 (-7%)	2mo	$225,000	$174	58
1624 Linden Ave	0.26mi	2/1.0 (-1)	1,508 (+9%)	14mo	$114,900	$76	57
1302 Hickory St	0.52mi	3/1.5	1,532 (+10%)	6mo	$60,000	$39	52

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $218
• Equity at exit: $17,743

10-year hold

• IRR: 9.8%
• Equity multiple: 1.75×
• Total profit: $25,146
• Equity at exit: $10,289

Cash invested: $33,320 (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: 276
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,274 high
• Mortgage (P&I): −$624
• Tax from tax record: −$26 /mo · $314/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $307

Break-even live

Break-even rent $886

Max offer price $119,000

Occupancy floor 71%

Sensitivity live

Price	-10% $374	-5% $341	+0% $307	+5% $273	+10% $240
Rent	-10% $206	-5% $257	+0% $307	+5% $357	+10% $408
Rate	-1.0pp $367	-0.5pp $337	base $307	+0.5pp $276	+1.0pp $245

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2101 Pecan St Texarkana, AR	3.0	1.0	1453	$1,125	$0.77	45d	1	0.32mi
2400 Brookridge Dr Texarkana, AR	2.0–3.0	1.0–2.0	1000	$1,095	$1.09	45d	3	0.71mi
1400 E 35th St Unit PS6-052 Texarkana, AR	2.0	2.0	1025	$899	$0.88	45d	1	1.02mi
1400 E 35th St Unit PS2-013 Texarkana, AR	2.0	1.0	980	$859	$0.88	45d	1	1.02mi
1400 E 35th St Unit PS16-142 Texarkana, AR	2.0	1.0	980	$809	$0.83	45d	1	1.02mi
3801 Magnolia St Unit MG01 Texarkana, TX	3.0	1.5	1200	$1,000	$0.83	45d	1	1.10mi
722 W 34th St Texarkana, TX	2.0	1.0	1298	$1,300	$1.00	45d	1	1.25mi
3302 Anthony Dr Texarkana, TX	3.0	2.0	1726	$850	$0.49	45d	1	1.33mi
4101 Olive St Texarkana, TX	2.0	1.0	1400	$1,300	$0.93	45d	1	1.39mi

Listing history 15 events

1. 2026-06-21
   days on market $119,000 Active 19 DOM
2. 2026-06-19
   days on market $119,000 Active 17 DOM
3. 2026-06-18
   days on market $119,000 Active 16 DOM
4. 2026-06-17
   days on market $119,000 Active 15 DOM
5. 2026-06-16
   days on market $119,000 Active 14 DOM
6. 2026-06-15
   days on market $119,000 Active 13 DOM
7. 2026-06-14
   days on market $119,000 Active 11 DOM
8. 2026-06-13
   days on market $119,000 Active 10 DOM
9. 2026-06-10
   days on market $119,000 Active 8 DOM
10. 2026-06-09
    days on market $119,000 Active 7 DOM
11. 2026-06-08
    days on market $119,000 Active 6 DOM
12. 2026-06-07
    days on market $119,000 Active 5 DOM
13. 2026-06-05
    days on market $119,000 Active 2 DOM
14. 2026-06-03
    remarks 165-char remark
15. 2026-06-03
    listed $119,000 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 AR · Resets to sale price

• Current annual tax: $314 · $26/mo
• Projected year-2 tax: $762 · $63/mo
• Expected delta: +$448/yr (+$37/mo · 142.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $15,294
• − Mortgage interest: −$6,666
• − Property taxes: −$314
• − Insurance: −$595
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$3,462
• Taxable income: $1,811
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $3,250/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

+170.5% since first listed

3 events — show timeline

• 2026-05-29 Listed $119,000 TBOR
• 2008-04-08 Sold (Public Records) $46,000 Public Records
• 2004-10-13 Sold (Public Records) $44,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $314 · -15.3% YoY. Source: county tax records.