2100 Santa Fe St Unit 502 · Wichita Falls, TX 76309

$90,000

2 bd · 2.0 ba · 1,191 sqft · SingleFamily · 274 Days on market

Built 1973 Good condition $76/sqft · at area comps Est $94k · 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 +24.8/30.0
• ARV discount +9.6/15.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Rent growth +4.6/5.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready Corner Condo with nice views overlooking the pool and courtyard area! Come tour this 2 bed 2 bath condo with 2 balconies, motorized blinds in the living area, built-in shelving with wine rack, floor to ceiling windows, laundry closet, walk-in closet in the primary bedroom, HVAC 2022, and ample storage. Amenities include pool, exercise room, garage parking with storage, event room, and restricted access. Low Maintenance, Secure Living awaits you at Vantage Point!

Key facts

• Corner condo
• Walk-in closet
• Laundry closet

Tags

• CORNER CONDO
• MOTORIZED BLINDS
• BUILT-IN SHELVING
• FLOOR TO CEILING WINDOWS
• LAUNDRY CLOSET
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $622 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.14% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.01%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $94,394
• List price: $90,000
• Delta: -4.65%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.8%
• Equity multiple: 1.12×
• Total profit: $2,905
• Equity at exit: $13,419

10-year hold

• IRR: 16.7%
• Equity multiple: 2.70×
• Total profit: $42,801
• Equity at exit: $7,782

Cash invested: $25,200 (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: 129
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,027 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $189

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 77%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 18 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
2204 Tilden St Unit A Wichita Falls, TX	3.0	2.0	872	$930	$1.07	44d	1	0.35mi
2003 Buchanan St Wichita Falls, TX	3.0	2.0	1118	$1,100	$0.98	44d	1	0.46mi
3706 Seymour Rd Wichita Falls, TX	1.0–3.0	1.0–2.5	1100	$1,188	$1.08	44d	13	0.54mi
2812 Avenue R Unit R Wichita Falls, TX	2.0	1.0	1044	$925	$0.89	44d	1	0.69mi
2304 Avenue K Wichita Falls, TX	3.0	2.0	1040	$1,050	$1.01	44d	1	0.71mi
2500 Taylor St Unit 2500 Taylor A Wichita Falls, TX	2.0	1.0	910	$800	$0.88	44d	1	0.74mi
1515 Fillmore St Wichita Falls, TX	3.0	2.0	909	$1,225	$1.35	44d	1	0.76mi
1813 Polk St Wichita Falls, TX	3.0	2.0	1090	$1,364	$1.25	44d	1	0.78mi
1507 Polk St Wichita Falls, TX	3.0	1.0	1316	$1,050	$0.80	44d	1	0.91mi
2006 Bell St Wichita Falls, TX	3.0	1.0	1120	$1,000	$0.89	44d	1	1.09mi
2130 Avenue K Wichita Falls, TX	3.0	2.0	1090	$1,390	$1.28	44d	1	1.14mi
1901 Giddings St Wichita Falls, TX	3.0	2.0	909	$1,175	$1.29	44d	1	1.18mi
1301 Giddings St Wichita Falls, TX	3.0	1.0	1000	$1,150	$1.15	44d	1	1.18mi
504 Fillmore St Wichita Falls, TX	1.0–2.0	1.0	734	$895	$1.22	44d	6	1.25mi
2007 10th St Unit B Wichita Falls, TX	1.0	1.0	744	$750	$1.01	44d	1	1.39mi
1824 Collins Ave Wichita Falls, TX	1.0	1.0	750	$795	$1.06	44d	1	1.47mi

Listing history 8 events

1. 2026-05-31
   days on market $90,000 Active 274 DOM
2. 2026-05-30
   days on market $90,000 Active 273 DOM
3. 2026-02-26
   price $90,000 480-char remark

   Show marketing remark (480 chars)

   Move-In Ready Corner Condo with nice views overlooking the pool and courtyard area! Come tour this 2 bed 2 bath condo with 2 balconies, motorized blinds in the living area, built-in shelving with wine rack, floor to ceiling windows, laundry closet, walk-in closet in the primary bedroom, HVAC 2022, and ample storage. Amenities include pool, exercise room, garage parking with storage, event room, and restricted access. Low Maintenance, Secure Living awaits you at Vantage Point!

4. 2025-10-06
   price $92,000 480-char remark

   Show marketing remark (480 chars)

   Move-In Ready Corner Condo with nice views overlooking the pool and courtyard area! Come tour this 2 bed 2 bath condo with 2 balconies, motorized blinds in the living area, built-in shelving with wine rack, floor to ceiling windows, laundry closet, walk-in closet in the primary bedroom, HVAC 2022, and ample storage. Amenities include pool, exercise room, garage parking with storage, event room, and restricted access. Low Maintenance, Secure Living awaits you at Vantage Point!

5. 2025-09-19
   price $95,000 480-char remark

   Show marketing remark (480 chars)

   Move-In Ready Corner Condo with nice views overlooking the pool and courtyard area! Come tour this 2 bed 2 bath condo with 2 balconies, motorized blinds in the living area, built-in shelving with wine rack, floor to ceiling windows, laundry closet, walk-in closet in the primary bedroom, HVAC 2022, and ample storage. Amenities include pool, exercise room, garage parking with storage, event room, and restricted access. Low Maintenance, Secure Living awaits you at Vantage Point!

6. 2025-08-30
   listed $97,000 Active 480-char remark

   Show marketing remark (480 chars)

   Move-In Ready Corner Condo with nice views overlooking the pool and courtyard area! Come tour this 2 bed 2 bath condo with 2 balconies, motorized blinds in the living area, built-in shelving with wine rack, floor to ceiling windows, laundry closet, walk-in closet in the primary bedroom, HVAC 2022, and ample storage. Amenities include pool, exercise room, garage parking with storage, event room, and restricted access. Low Maintenance, Secure Living awaits you at Vantage Point!

7. 2018-05-14
   soldstatus 423-char remark

   Show marketing remark (423 chars)

   Well-maintained 2 bedroom, 2 bath condo w/ wonderful views & natural light. Floor-to-ceiling windows & spacious living area. Master has large walk in closet & great view. Building amenities: in-ground pool, cabana, exercise room, game rooms, library, 24 hr security guard & cameras, one garage parking space w/ small storage closet. Includes 1 indoor parking place. 24 hour security guard. Must see!

8. 2018-02-05
   listed $65,000 423-char remark

   Show marketing remark (423 chars)

   Well-maintained 2 bedroom, 2 bath condo w/ wonderful views & natural light. Floor-to-ceiling windows & spacious living area. Master has large walk in closet & great view. Building amenities: in-ground pool, cabana, exercise room, game rooms, library, 24 hr security guard & cameras, one garage parking space w/ small storage closet. Includes 1 indoor parking place. 24 hour security guard. Must see!

ⓘ 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: $12,321
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$2,618
• Taxable income: $890
• Est. tax owed @ 24.0%: −$214
• After-tax cash flow: $2,056/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 · 13 photos

Good 80/100 Cosmetic rehab

This move-in ready corner condo is in good condition with modern amenities and a well-maintained exterior. It offers a great value for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value
• Both Landscaping improvements — Enhances curb appeal and rental value
• Resale New flooring in the kitchen — Modernizes the space and improves resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping improvements — Enhances curb appeal and rental value ↑
• Resale New flooring in the kitchen — Modernizes the space and improves resale value ↑

ⓘ 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

+38.5% since first listed

6 events — show timeline

• 2026-02-26 Price Changed $90,000 WFAOR
• 2025-10-06 Price Changed $92,000 WFAOR
• 2025-09-19 Price Changed $95,000 WFAOR
• 2025-08-30 Listed $97,000 WFAOR
• 2018-05-14 Sold (MLS) — WFAOR
• 2018-02-05 Listed $65,000 WFAOR