2135 Avenue G · Wichita Falls, TX 76309

$200,000

4 bd · 4.0 ba · 3,198 sqft · MultiFamily public records · 336 Days on market

Built 1930 7,492 sqft lot $63/sqft · 39% above area Est $144k · 39% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.6/5.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Great property for a first-time investor or an investor looking to add to their portfolio. This Fully occupied 4-plex consists of 4 one bed one bath units. Currently receiving $2,675 total monthly rent. Units are occupied and can be viewed with an executed contract. This property is part of a portfolio but can be sold individually.

Key facts

• 7,492 sq ft lot
• 4 parking spots
• Built 1930

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $974 ($12k/yr) — positive. Per door: $243/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 231 units permitted in Wichita County in 2024 (10 in 5+ unit buildings).
• At $3,091/mo this rent would consume 68% of the median local household income ($54k/yr) (locally 469% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 336 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 336 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.55% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.86%
• DSCR: 1.93
• GRM: 5.4

CMA / ARV

• ARV (median comp): $144,019
• List price: $200,000
• Delta: 38.87%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.0%
• Equity multiple: 1.82×
• Total profit: $46,030
• Equity at exit: $29,821

10-year hold

• IRR: 30.7%
• Equity multiple: 4.48×
• Total profit: $194,674
• Equity at exit: $17,292

Cash invested: $56,000 (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: 21.6×

Monthly cashflow live

• Estimated rent: $3,091 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$336 /mo · $4,035/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $974

Break-even live

Break-even rent $1,859

Max offer price $200,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,087	-5% $1,030	+0% $974	+5% $917	+10% $860
Rent	-10% $729	-5% $851	+0% $974	+5% $1,096	+10% $1,218
Rate	-1.0pp $1,074	-0.5pp $1,024	base $974	+0.5pp $922	+1.0pp $869

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,092
Total (4 units)			$3,091

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $200,000 Active 336 DOM
2. 2026-06-18
   days on market $200,000 Active 335 DOM
3. 2026-06-17
   days on market $200,000 Active 334 DOM
4. 2026-06-16
   days on market $200,000 Active 333 DOM
5. 2026-06-15
   days on market $200,000 Active 332 DOM
6. 2026-06-14
   days on market $200,000 Active 330 DOM
7. 2026-06-13
   days on market $200,000 Active 329 DOM
8. 2026-06-10
   days on market $200,000 Active 327 DOM
9. 2026-06-09
   days on market $200,000 Active 326 DOM
10. 2026-06-08
    days on market $200,000 Active 325 DOM
11. 2026-06-07
    days on market $200,000 Active 324 DOM
12. 2026-06-05
    days on market $200,000 Active 321 DOM
13. 2026-06-02
    days on market $200,000 Active 319 DOM
14. 2026-06-01
    days on market $200,000 Active 318 DOM
15. 2026-05-31
    days on market $200,000 Active 317 DOM
16. 2026-05-30
    days on market $200,000 Active 316 DOM
17. 2025-07-18
    listed $200,000 Active 336-char remark

    Show marketing remark (336 chars)

    Great property for a first-time investor or an investor looking to add to their portfolio. This Fully occupied 4-plex consists of 4 one bed one bath units. Currently receiving $2,675 total monthly rent. Units are occupied and can be viewed with an executed contract. This property is part of a portfolio but can be sold individually.

18. 2022-04-20
    price $800
19. 2021-05-10
    soldstatus
20. 2021-03-25
    listed $160,000
21. 2016-09-15
    soldstatus
22. 2016-09-14
    soldstatus
23. 2016-07-19
    listed $75,000
24. 2014-08-13
    soldstatus
25. 2014-07-29
    soldstatus
26. 2009-04-07
    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: $4,035 · $336/mo
• Projected year-2 tax: $4,035 · $336/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: $37,092
• − Mortgage interest: −$11,203
• − Property taxes: −$4,035
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,967
• − Management: −$2,967
• − Depreciation: −$5,818
• Taxable income: $9,101
• Est. tax owed @ 24.0%: −$2,184
• After-tax cash flow: $9,498/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

+166.7% since first listed

10 events — show timeline

• 2025-07-18 Listed $200,000 NTREIS
• 2022-04-20 Price Changed $800 RENT.
• 2021-05-10 Sold (MLS) — WFAOR
• 2021-03-25 Listed $160,000 WFAOR
• 2016-09-15 Sold (Public Records) — Public Records
• 2016-09-14 Sold (MLS) — WFAOR
• 2016-07-19 Listed $75,000 WFAOR
• 2014-08-13 Sold (Public Records) — Public Records
• 2014-07-29 Sold (Public Records) — Public Records
• 2009-04-07 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $4,035 · -1.9% YoY. Source: county tax records.