1120 Cheryl Dr · Burkburnett, TX 76354

$150,000

3 bd · 2.0 ba · 1,323 sqft · SingleFamily public records · 129 Days on market

Built 1960 $113/sqft · at area comps Est $155k · 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 +21.1/30.0
• ARV discount +9.1/15.0
• DSCR +6.7/10.0
• 1% rule +6.0/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 4/2/1 looking for a little TLC. If your looking for a little project in a quiet neighborhood and a large backyard with a small patio this is it. A must see. It has a vent a hood, water heater Mfg. 2023, gas furnace Mfg. 2015 and a floating island in the kitchen. Does need some minor cosmetics, interior paint, flooring in 4th bedroom, stove (gas) and microwave. Come take a look and make an offer. Great potential to turn this house into a home!

Key facts

• Gas furnace
• Floating island
• Large backyard

Tags

• LARGE BACKYARD
• SMALL PATIO
• VENT A HOOD
• WATER HEATER
• GAS FURNACE
• FLOATING ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#345 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, employment D+, schools D.
• Burkburnett ISD (town): math 35% / reading 32% proficiency, ranked #529 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 active listings in the ZIP; 3 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 1960 — 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. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 7.6

CMA / ARV

• ARV (median comp): $155,386
• List price: $150,000
• Delta: -3.47%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 E Beverly Loop	0.46mi	2/1.0 (-1)	1,251 (-5%)	8mo	$115,100	$92	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-10,645
• Equity at exit: $22,365

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $8,482
• Equity at exit: $12,969

Cash invested: $42,000 (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 76354

• Home prices YoY: -34.5%
• Active inventory: 71
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$241 /mo · $2,894/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $214

Break-even live

Break-even rent $1,380

Max offer price $150,000

Occupancy floor 82%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1310 Eleanor St Burkburnett, TX	4.0	2.0	1403	$2,400	$1.71	43d	1	0.45mi
1505 Sheppard Rd #40 Burkburnett, TX	3.0	2.0	1120	$1,195	$1.07	43d	1	0.53mi
908 Sycamore Dr Burkburnett, TX	2.0	2.0	1194	$1,100	$0.92	43d	1	0.61mi

Listing history 21 events

1. 2026-06-19
   days on market $150,000 Active 129 DOM
2. 2026-06-18
   days on market $150,000 Active 128 DOM
3. 2026-06-17
   days on market $150,000 Active 127 DOM
4. 2026-06-16
   days on market $150,000 Active 126 DOM
5. 2026-06-15
   days on market $150,000 Active 125 DOM
6. 2026-06-14
   days on market $150,000 Active 123 DOM
7. 2026-06-13
   days on market $150,000 Active 122 DOM
8. 2026-06-10
   days on market $150,000 Active 120 DOM
9. 2026-06-09
   days on market $150,000 Active 119 DOM
10. 2026-06-08
    days on market $150,000 Active 118 DOM
11. 2026-06-07
    days on market $150,000 Active 117 DOM
12. 2026-06-05
    days on market $150,000 Active 114 DOM
13. 2026-06-03
    days on market $150,000 Active 113 DOM
14. 2026-06-02
    days on market $150,000 Active 112 DOM
15. 2026-06-01
    days on market $150,000 Active 111 DOM
16. 2026-05-31
    days on market $150,000 Active 110 DOM
17. 2026-05-30
    days on market $150,000 Active 109 DOM
18. 2026-02-10
    listed $150,000 Active 452-char remark

    Show marketing remark (452 chars)

    Great 4/2/1 looking for a little TLC. If your looking for a little project in a quiet neighborhood and a large backyard with a small patio this is it. A must see. It has a vent a hood, water heater Mfg. 2023, gas furnace Mfg. 2015 and a floating island in the kitchen. Does need some minor cosmetics, interior paint, flooring in 4th bedroom, stove (gas) and microwave. Come take a look and make an offer. Great potential to turn this house into a home!

19. 2019-07-15
    soldstatus
20. 2015-10-06
    soldstatus
21. 2006-02-10
    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: $2,894 · $241/mo
• Projected year-2 tax: $2,894 · $241/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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $19,806
• − Mortgage interest: −$8,402
• − Property taxes: −$2,894
• − Insurance: −$750
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,364
• Taxable income: $227
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $2,509/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: Burkburnett ISD
• NCES district ID: 4812120
• Math proficiency: 35% ▼ -6.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $53,346
• Composite: 29.44/100
• National rank: #6519
• State rank: #529 of 826 in TX

Livability — Burkburnett

• Score: 70/100
• State rank: #345
• US rank: #7548

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burkburnett, TX
• Population (ZIP): 11,822

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: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 8% Black 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Slovak 5% Iranian 4% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5% Other Indo-European 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: ▼ -87.48%
• Current HPI: 166.3827
• Rent YoY: —
• Metro: —
• 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

4 events — show timeline

• 2026-02-10 Listed $150,000 WFAOR
• 2019-07-15 Sold (Public Records) — Public Records
• 2015-10-06 Sold (Public Records) — Public Records
• 2006-02-10 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,894 · -0.4% YoY. Source: county tax records.