801 N Avenue C · Burkburnett, TX 76354

$90,000

2 bd · 1.0 ba · 1,058 sqft · SingleFamily public records · 136 Days on market

Built 1925 $85/sqft · 22% below area Est $116k · 22% under

---

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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.2/10.0
• 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

Woodburning stove in living room. Formal dining room. Cute kitchen. Oversized utility room. 2 generous sized bedrooms. Bathroom has a tub/shower. Home sits on a corner lot with a large, fenced backyard with double gates leading to the back 2 car carport and storage workshop. This is a large yard. Great neighborhood!

Key facts

• Formal dining room
• Woodburning stove
• Double gates

Tags

• WOODBURNING STOVE
• FORMAL DINING ROOM
• OVERSIZED UTILITY ROOM
• CORNER LOT
• LARGE FENCED BACKYARD
• DOUBLE GATES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

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.

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; 2 comparable units currently listed for rent nearby; 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.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

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

Questions for the listing agent

1. It's been on market 136 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 1925 — 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: 1.22% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.01%
• DSCR: 1.40
• GRM: 6.8

CMA / ARV

• ARV (median comp): $115,744
• List price: $90,000
• Delta: -22.24%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,484
• Equity at exit: $13,419

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $13,562
• 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 76354

• Home prices YoY: -34.5%
• Active inventory: 71
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$170 /mo · $2,038/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $189

Break-even live

Break-even rent $860

Max offer price $90,000

Occupancy floor 78%

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 E 6th St Burkburnett, TX	3.0	2.0	1000	$1,100	$1.10	43d	1	0.10mi
709 E 1st St Burkburnett, TX	3.0	1.0	1162	$1,095	$0.94	43d	1	0.58mi

Listing history 21 events

1. 2026-06-19
   days on market $90,000 Active 136 DOM
2. 2026-06-18
   days on market $90,000 Active 135 DOM
3. 2026-06-17
   days on market $90,000 Active 134 DOM
4. 2026-06-16
   days on market $90,000 Active 133 DOM
5. 2026-06-15
   days on market $90,000 Active 132 DOM
6. 2026-06-14
   days on market $90,000 Active 130 DOM
7. 2026-06-13
   days on market $90,000 Active 129 DOM
8. 2026-06-10
   days on market $90,000 Active 127 DOM
9. 2026-06-09
   days on market $90,000 Active 126 DOM
10. 2026-06-08
    days on market $90,000 Active 125 DOM
11. 2026-06-07
    days on market $90,000 Active 124 DOM
12. 2026-06-05
    days on market $90,000 Active 121 DOM
13. 2026-06-03
    days on market $90,000 Active 120 DOM
14. 2026-06-02
    days on market $90,000 Active 119 DOM
15. 2026-06-01
    days on market $90,000 Active 118 DOM
16. 2026-05-31
    days on market $90,000 Active 117 DOM
17. 2026-05-30
    days on market $90,000 Active 116 DOM
18. 2025-07-30
    listed $90,000 Active 317-char remark

    Show marketing remark (317 chars)

    Woodburning stove in living room. Formal dining room. Cute kitchen. Oversized utility room. 2 generous sized bedrooms. Bathroom has a tub/shower. Home sits on a corner lot with a large, fenced backyard with double gates leading to the back 2 car carport and storage workshop. This is a large yard. Great neighborhood!

19. 2023-05-24
    soldstatus
20. 2006-02-10
    soldstatus
21. 2004-08-30
    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: $2,038 · $170/mo
• Projected year-2 tax: $2,038 · $170/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 6 d/yr ≥109°F today · 16 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: $13,191
• − Mortgage interest: −$5,041
• − Property taxes: −$2,038
• − Insurance: −$450
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$2,618
• Taxable income: $934
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $2,046/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

• 2025-07-30 Listed $90,000 WFAOR
• 2023-05-24 Sold (Public Records) — Public Records
• 2006-02-10 Sold (Public Records) — Public Records
• 2004-08-30 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,038 · +8.3% YoY. Source: county tax records.