9315 State Highway 79 S · Holliday, TX 76310

$100,000

1 bd · None ba · 1,880 sqft · SingleFamily public records · 510 Days on market

Built 1980 3.95 ac lot $53/sqft · at area comps Est $100k · at est.

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +5.1/10.0
• Rent growth +4.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3.95+- acres with endless opportunities for a buyer with a vision to complete the in-place build or remove the existing structures and plan out what you want. This small sought-after acreage is in an ideal location within the desired Holliday ISD. Lots of privacy in a true country setting. Close proximity to Wichita Falls for all your shopping, restaurants, & necessities. Home isn't in your plans right now...build a shop to suit and start that business you have had on your mind. Whatever your needs this property might check the box. Water is provided from Wichita Valley Water.

Key facts

• True country setting
• Privacy
• Ideal location

Tags

• IDEAL LOCATION
• TRUE COUNTRY SETTING
• PRIVACY

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#420 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Holliday ISD (rural): math 57% / reading 59% proficiency, ranked #66 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.8%/yr); 151 active listings in the ZIP; solid renter incomes; 25 units permitted in Archer County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($82k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Archer County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 510 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 510 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.47%
• DSCR: 1.42
• GRM: 7.3

CMA / ARV

• ARV (median comp): $100,000
• List price: $100,000
• Delta: —
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9315 State Highway 79 S	0.00mi	1/—	1,880 (0%)	0mo	$100,000	$53	100

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 · 7.83% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,709
• Equity at exit: $14,910

10-year hold

• IRR: 16.9%
• Equity multiple: 2.71×
• Total profit: $47,824
• Equity at exit: $8,646

Cash invested: $28,000 (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 76310

• Home prices YoY: -25.9%
• Rents YoY: 7.8%
• Active inventory: 151
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $221

Break-even live

Break-even rent $863

Max offer price $100,000

Occupancy floor 76%

Sensitivity live

Price	-10% $278	-5% $249	+0% $221	+5% $193	+10% $164
Rent	-10% $131	-5% $176	+0% $221	+5% $266	+10% $311
Rate	-1.0pp $271	-0.5pp $246	base $221	+0.5pp $195	+1.0pp $169

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   historical Active Option Contract 587-char remark

   Show marketing remark (587 chars)

   3.95+- acres with endless opportunities for a buyer with a vision to complete the in-place build or remove the existing structures and plan out what you want. This small sought-after acreage is in an ideal location within the desired Holliday ISD. Lots of privacy in a true country setting. Close proximity to Wichita Falls for all your shopping, restaurants, & necessities. Home isn't in your plans right now...build a shop to suit and start that business you have had on your mind. Whatever your needs this property might check the box. Water is provided from Wichita Valley Water.

2. 2025-01-03
   listed $100,000 Active 587-char remark

   Show marketing remark (587 chars)

   3.95+- acres with endless opportunities for a buyer with a vision to complete the in-place build or remove the existing structures and plan out what you want. This small sought-after acreage is in an ideal location within the desired Holliday ISD. Lots of privacy in a true country setting. Close proximity to Wichita Falls for all your shopping, restaurants, & necessities. Home isn't in your plans right now...build a shop to suit and start that business you have had on your mind. Whatever your needs this property might check the box. Water is provided from Wichita Valley Water.

3. 2024-12-31
   historical
4. 2024-04-08
   listed $100,000 Active
5. 2019-06-03
   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: $1,393 · $116/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$437/yr (+$36/mo · 31.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $13,718
• − Mortgage interest: −$5,602
• − Property taxes: −$1,393
• − Insurance: −$500
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$2,909
• Taxable income: $1,120
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $2,383/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: Holliday ISD
• NCES district ID: 4823400
• Math proficiency: 57% ▼ -8.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $68,523
• Composite: 51.19/100
• National rank: #1757
• State rank: #66 of 826 in TX

Livability — Holliday

• Score: 69/100
• State rank: #420
• US rank: #8631

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wichita County · 95,694 people
• Metro: Wichita Falls, TX
• Population (ZIP): 19,029
• Household income: $82,183
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 263.0

Population outlook (Archer County) Hauer SSP2

• Today (2025): 8,158 people
• By 2030: 7,855 · -3.7%
• By 2040: 7,120 · -12.7%
• By 2050: 6,320 · -22.5%
• By 2075: 4,842 · -40.6%
• By 2100: 3,527 · -56.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 13% Two or more races 10% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Archer

• 2024 margin: Solid R (+79.3) · D 10.1% · R 89.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -65.4pp · 2024: -79.3pp
• All cycles: 2024: R+79.3 2020: R+80.4 2016: R+79.4 2012: R+73.8 2008: R+65.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.37%
• Current HPI: 176.0321
• Rent YoY: ▲ 7.83%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-18 Contingent — NTREIS
• 2025-01-03 Listed $100,000 NTREIS
• 2024-12-31 Listing Removed — NTREIS
• 2024-04-08 Listed $100,000 NTREIS
• 2019-06-03 Sold (Public Records) — Public Records

Property tax history

-3.3%/yr

Latest (2025): $1,393 · +17.6% YoY. Source: county tax records.