2100 Brown St · Wichita Falls, TX 76309

$40,000

3 bd · 1.0 ba · 1,944 sqft · SingleFamily public records · 31 Days on market

Built 1925 5,532 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors only! Spacious 3-bedroom, 1-bath property offering 1,944 sqft with strong upside potential in a solid Wichita Falls location. Major improvements already completed, including foundation leveling with new beams and pillars installed 3 years ago plus updated PEX plumbing. Previously tenant-occupied, making this a great value-add opportunity for investors. Area expected to benefit from a major upcoming data center project, bringing future job growth and increased housing demand. Ideal for BRRRR, rental, or fix-and-flip strategy. Property sold as-is.

Key facts

• Foundation leveling
• New beams
• New pillars

Tags

• FOUNDATION LEVELING
• NEW BEAMS
• NEW PILLARS
• UPDATED PEX PLUMBING
• SOLID WICHITA FALLS LOCATION

Property features AI

Finance

• Other: Parcel/assessor information on file
• Financial info: Listing is for cash offers; No second mortgage reported
• HOA & community: No homeowners association

Exterior

• Parking: On-street parking
• Security: No smart home features reported
• Utilities: City sewer; City water; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1925
• Construction: Composition roof; No additional construction material or foundation details provided
• Exterior features: Located on a cul-de-sac

Interior

• Kitchen: Kitchen (14 x 15); Other appliances included
• Bedrooms: Primary bedroom (12 x 12) — on main level; Bedroom (10 x 10) — on main level; Bedroom (10 x 10) — on main level
• Flooring: No flooring details provided
• Bathrooms: One full bathroom (8 x 9) — on main level
• Heating & cooling: No heating or cooling details provided
• Interior features: One-level layout; Seven total rooms; One living area; One dining area; Other interior features
• Laundry & utility: No specific laundry/utility details provided

🏷️ Possibly a rental listed for sale. The $40,000 price doesn't fit this home's estimated sale value (~$176,904) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.0% 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+, crime 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.
• Zoned schools: Zundelowitz El (math 12% / reading 11%, grade F, #4,225 of 4,322 statewide, top 98%, 538 students, 93% FRL) — zoned schools average 93% FRL vs 54% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 32% district-wide (-20 pts) — the specific schools serving this property underperform the Wichita Falls ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.3%/yr); 130 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 $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.88% ✓
• Cap rate: 23.97%
• Cash-on-cash: 63.12%
• DSCR: 3.81
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $176,904
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1616 Monroe St	0.33mi	3/3.0	1,837 (-6%)	1mo	$210,000	$114	66
1304 Polk St	0.64mi	4/2.0 (+1)	1,858 (-4%)	4mo	$38,000	$20	50
3107 Speedway Ave	0.67mi	4/2.0 (+1)	1,933 (-1%)	20mo	$175,000	$91	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 68.0%
• Equity multiple: 4.32×
• Total profit: $37,165
• Equity at exit: $5,964

10-year hold

• IRR: 73.8%
• Equity multiple: 10.69×
• Total profit: $108,542
• Equity at exit: $3,458

Cash invested: $11,200 (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: 130
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$210
• Tax from tax record: −$94 /mo · $1,126/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $589

Break-even live

Break-even rent $405

Max offer price $40,000

Occupancy floor 44%

Sensitivity live

Price	-10% $612	-5% $600	+0% $589	+5% $578	+10% $566
Rent	-10% $498	-5% $544	+0% $589	+5% $635	+10% $680
Rate	-1.0pp $609	-0.5pp $599	base $589	+0.5pp $579	+1.0pp $568

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1507 Polk St Wichita Falls, TX	3.0	1.0	1316	$1,050	$0.80	45d	1	0.45mi
1916 7th St Wichita Falls, TX	2.0	1.0	1226	$1,050	$0.86	45d	1	1.24mi
3706 Seymour Rd Wichita Falls, TX	1.0–3.0	1.0–2.5	1100	$1,375	$1.25	45d	13	1.32mi
1714 7th St Wichita Falls, TX	3.0	1.0	1452	$850	$0.59	45d	1	1.39mi
4000 Weeks Park Ln Wichita Falls, TX	1.0–3.0	1.0–2.0	870	$1,425	$1.64	45d	12	1.47mi

Listing history 20 events

1. 2026-06-22
   days on market $40,000 Active 31 DOM
2. 2026-06-19
   days on market $40,000 Active 29 DOM
3. 2026-06-18
   days on market $40,000 Active 28 DOM
4. 2026-06-17
   days on market $40,000 Active 27 DOM
5. 2026-06-16
   days on market $40,000 Active 26 DOM
6. 2026-06-15
   days on market $40,000 Active 25 DOM
7. 2026-06-14
   days on market $40,000 Active 23 DOM
8. 2026-06-13
   days on market $40,000 Active 22 DOM
9. 2026-06-10
   days on market $40,000 Active 20 DOM
10. 2026-06-09
    days on market $40,000 Active 19 DOM
11. 2026-06-08
    days on market $40,000 Active 18 DOM
12. 2026-06-07
    days on market $40,000 Active 17 DOM
13. 2026-06-05
    days on market $40,000 Active 14 DOM
14. 2026-06-02
    days on market $40,000 Active 12 DOM
15. 2026-06-01
    days on market $40,000 Active 11 DOM
16. 2026-05-31
    days on market $40,000 Active 10 DOM
17. 2026-05-30
    days on market $40,000 Active 9 DOM
18. 2026-05-21
    listed $40,000 Active
19. 2021-09-24
    soldstatus
20. 2021-09-23
    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: $1,126 · $94/mo
• Projected year-2 tax: $1,126 · $94/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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,813
• − Mortgage interest: −$2,241
• − Property taxes: −$1,126
• − Insurance: −$200
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$1,164
• Taxable income: $6,873
• Est. tax owed @ 24.0%: −$1,649
• After-tax cash flow: $5,420/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: 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

3 events — show timeline

• 2026-05-21 Listed $40,000 NTREIS
• 2021-09-24 Sold (Public Records) — Public Records
• 2021-09-23 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,126 · +1.8% YoY. Source: county tax records.