2100 Santa Fe St Unit 407 · Wichita Falls, TX 76309

$89,000

1 bd · 2.0 ba · 1,385 sqft · SingleFamily · 111 Days on market

Built 1973 Good condition $64/sqft · 5% below area Est $94k · 5% under ↓ 8% since listing

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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 +19.4/30.0
• ARV discount +9.9/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Rent growth +4.6/5.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for elevated living? This space brings together light and comfort with an exeptional view of the city. This one bedroom 2 bath corner unit at Vantage Point offers a unique layout rarely found in condo living. There are 2 expansive living areas, with the flexibility to create a formal sitting room, media lounge, home office or guest space. There is a large balcony ideal for morning coffee or evening relaxation. There are shared common areas as well as a pool. HOA does exist.

Key facts

• Exceptional view
• Unique layout
• Large balcony

Tags

• EXCEPTIONAL VIEW
• UNIQUE LAYOUT
• EXPANSIVE LIVING AREAS
• LARGE BALCONY
• POOL

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($904 rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.7% in Wichita Falls — 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 69/100 on livability (#437 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools D.
• Wichita Falls ISD (urban): math 31% / reading 33% proficiency, ranked #585 of 826 in TX (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.3%/yr); 129 active listings in the ZIP; 5 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; 231 units permitted in Wichita County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wichita 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 + 8.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Recommended offer $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 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 D 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: 1.02% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $93,958
• List price: $89,000
• Delta: -5.28%
• Verdict: FAIR
• Comps: 6 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-3,320
• Equity at exit: $13,270

10-year hold

• IRR: 11.3%
• Equity multiple: 2.08×
• Total profit: $27,035
• Equity at exit: $7,695

Cash invested: $24,920 (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 76309

• Rents YoY: 8.3%
• Active inventory: 129
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $904 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $99

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 84%

Sensitivity live

Price	-10% $161	-5% $130	+0% $99	+5% $68	+10% $38
Rent	-10% $28	-5% $63	+0% $99	+5% $135	+10% $171
Rate	-1.0pp $144	-0.5pp $122	base $99	+0.5pp $76	+1.0pp $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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1901 Wenonah Ave Unit B Wichita Falls, TX	2.0	1.0	946	$1,000	$1.06	44d	1	0.24mi
2912 Avenue L Unit L Wichita Falls, TX	2.0	1.0	1104	$895	$0.81	44d	1	0.28mi
3706 Seymour Rd Wichita Falls, TX	1.0–3.0	1.0–2.5	1100	$1,000	$0.91	44d	13	0.54mi
2812 Avenue R Unit R Wichita Falls, TX	2.0	1.0	1044	$925	$0.89	44d	1	0.69mi
2500 Taylor St Unit 2500 Taylor A Wichita Falls, TX	2.0	1.0	910	$800	$0.88	44d	1	0.74mi

Listing history 18 events

1. 2026-06-19
   days on market $89,000 Active 111 DOM
2. 2026-06-18
   days on market $89,000 Active 110 DOM
3. 2026-06-17
   days on market $89,000 Active 109 DOM
4. 2026-06-16
   days on market $89,000 Active 108 DOM
5. 2026-06-15
   days on market $89,000 Active 107 DOM
6. 2026-06-14
   days on market $89,000 Active 105 DOM
7. 2026-06-13
   days on market $89,000 Active 104 DOM
8. 2026-06-10
   days on market $89,000 Active 102 DOM
9. 2026-06-09
   days on market $89,000 Active 101 DOM
10. 2026-06-08
    days on market $89,000 Active 100 DOM
11. 2026-06-07
    days on market $89,000 Active 99 DOM
12. 2026-06-05
    days on market $89,000 Active 96 DOM
13. 2026-06-02
    days on market $89,000 Active 94 DOM
14. 2026-06-01
    days on market $89,000 Active 93 DOM
15. 2026-05-31
    days on market $89,000 Active 92 DOM
16. 2026-05-30
    days on market $89,000 Active 91 DOM
17. 2026-03-29
    price $115,000 486-char remark

    Show marketing remark (486 chars)

    Looking for elevated living? This space brings together light and comfort with an exeptional view of the city. This one bedroom 2 bath corner unit at Vantage Point offers a unique layout rarely found in condo living. There are 2 expansive living areas, with the flexibility to create a formal sitting room, media lounge, home office or guest space. There is a large balcony ideal for morning coffee or evening relaxation. There are shared common areas as well as a pool. HOA does exist.

18. 2026-02-28
    listed $125,000 Active 486-char remark

    Show marketing remark (486 chars)

    Looking for elevated living? This space brings together light and comfort with an exeptional view of the city. This one bedroom 2 bath corner unit at Vantage Point offers a unique layout rarely found in condo living. There are 2 expansive living areas, with the flexibility to create a formal sitting room, media lounge, home office or guest space. There is a large balcony ideal for morning coffee or evening relaxation. There are shared common areas as well as a pool. HOA does exist.

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

Taxation est. · year 1

• Rental income: $10,848
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$868
• − Management: −$868
• − Depreciation: −$2,589
• Taxable loss: −$242
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $1,247/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, modern apartment is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace countertops — Modern countertops improve functionality and aesthetics
• Both Replace flooring — Hardwood flooring is durable and adds value
• Both Replace curtains — Fresh curtains improve aesthetics and privacy

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace countertops — Modern countertops improve functionality and aesthetics ↑
• Both Replace flooring — Hardwood flooring is durable and adds value ↑
• Both Replace curtains — Fresh curtains improve aesthetics and privacy ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wichita Falls ISD
• NCES district ID: 4845780
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $41,604
• Composite: 27.06/100
• National rank: #7051
• State rank: #585 of 826 in TX

Livability — Wichita Falls

• Score: 69/100
• State rank: #437
• US rank: #8940

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wichita Falls, TX
• County: Wichita County · 95,694 people
• City population: 95,694
• Metro: Wichita Falls, TX
• Population (ZIP): 13,395
• Household income: $54,159
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 469.0

Population outlook (Wichita County) Hauer SSP2

• Today (2025): 129,638 people
• By 2030: 128,366 · -1.0%
• By 2040: 124,466 · -4.0%
• By 2050: 120,499 · -7.0%
• By 2075: 113,884 · -12.2%
• By 2100: 101,818 · -21.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 58% Hispanic / Latino 29% Two or more races 12% Black 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Lithuanian 1% Romanian 1% Portuguese 1%
• Foreign-born: 7% · Canada, Vietnam, Jamaica
• Languages at home: 82% English-only · Spanish 15% Vietnamese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Wichita

• 2024 margin: Solid R (+44.0) · D 27.5% · R 71.5%
• 2008→2024 swing: -5.2pp toward R · 2008: -38.9pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.1 2016: R+49.7 2012: R+47.1 2008: R+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.35%
• Current HPI: 137.2935
• Rent YoY: ▲ 8.33%
• Metro: Wichita Falls, TX
• 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

-8.0% since first listed

2 events — show timeline

• 2026-03-29 Price Changed $115,000 WFAOR
• 2026-02-28 Listed $125,000 WFAOR