Multifamily Townhouse
For Sale
$1,200,000
6210 Gould, Texarkana, TX 75503
Residential Income, Texarkana, TX
Property Size9,654 SF
Lot Size0.52 Acres
Price / SF$124.30
Days on Market83
Property Features for 6210 Gould
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
10
Rooms
Bedroom 6, Bedroom 7, Bedroom 10, Bedroom 9, Bedroom 1, Bedroom 2, Bedroom 4, Bedroom 8, Bedroom 5, Bedroom 3
Parking features
Carport
Fireplace
1
Appliances
Refrigerator, Oven, Range, Dishwasher, Disposal
Subdivision
Pleasant Ridge
Directions
Clear Creek to gould lane
Standard status
Active
Size
9,654 SF
Lot size
0.52 Acres
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Central
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1983
Floors in Building
2
Number of units
7
Building materials
Frame, Brick
Roof type
Shingle, Composition
Listing Agency:
Regulo Olvera Real Estate
Listed By:
Regulo Olvera · License #AR PB00060667 TX 531626
(903) 244-7408
Added: Jul 12
Changed: Sep 30
Last Checked: Oct 2 at 5:06PM
MLS# 117356
Copyright © 2026 Texarkana Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This multifamily offering comprises 7 townhouse units distributed among Gould and Sandlin addresses in Texarkana. The improvements total 9,654 square feet on 0.515 acres and were built in 1983. Construction includes frame and brick components, with composition shingle roofing, central natural-gas heating, and central electric cooling. Fireplaces are also present.
Each unit is supported by public water and public sewer service. Interior features include refrigerators, ovens, ranges, dishwashers, and disposals, while carports provide covered parking. Tenants pay their own utilities and handle grass maintenance, providing a defined operating arrangement across the townhouse group.
Each unit is supported by public water and public sewer service. Interior features include refrigerators, ovens, ranges, dishwashers, and disposals, while carports provide covered parking. Tenants pay their own utilities and handle grass maintenance, providing a defined operating arrangement across the townhouse group.
Key Highlights
- 7 townhouse units across Gould and Sandlin addresses
- 9,654 square feet of improvements on 0.515 acres
- Built in 1983 with frame and brick construction
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$57,753
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.81%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,155,060
$1.2M
Cap Rate 7%
$825,043
$825.0K
Cap Rate 9%
$641,700
$641.7K
Market Conditions
NOI Build-Up for 9,654 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$119.3K $12.36/SF
− Vacancy
−$14.3K −$1.48/SF
EGI
$105.0K $10.88/SF
− OpEx
−$47.3K −$4.89/SF
NOI
$57.8K $5.98/SF
Area
Bowie County, TX
Vacancy
12.00%
Lease Rate
$12.36 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,155,060
Cap Rate 7%
$825,043
Cap Rate 9%
$641,700
Alternative Uses
Best Use
Apartment 5plus
$825.0K
$721.9K – $962.6K
NOI $57,753 @ 7.0% cap · market cap 4.81%
Second Best
—
—
no second resolved use
Theoretical Best
Hotel Hospitality
$7.27M
$6.36M – $8.48M
NOI $509,007 @ 7.0% cap · market cap 42.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
7
Residential units
Location Intelligence
Trade Area within ½ mile
125
Businesses Nearby
Explore this area
Business Placement
Demographics for 75503, TX
25,547
Population
11,464
Households
2.2
Avg Household Size
41
Median Age
35%
College-Educated
95%
High-School Grad
78.5 sq mi
ZIP Area
325
Density / Sq Mi
$67,733
Median Household Income
$43,508
Median Earnings
$1,185
Median Rent
$214,400
Median Home Value
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Multifamily property - Seven townhouse units with carports, central HVAC, and tenant-paid utilities.
Where is this multifamily property located?
The property is located at 6210 Gould Texarkana, TX.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 7 townhouse units across Gould and Sandlin addresses; 9,654 square feet of improvements on 0.515 acres; Built in 1983 with frame and brick construction
