6 Amy Cir · Wichita Falls, TX 76310

$87,000

4 bd · 2.0 ba · 1,971 sqft · Manufactured public records · 22 Days on market

Built 2001

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this spacious 4 bed/2 bath mobile home in Wichita Falls! This FIXER UPPER provides an opportunity to customize it to fit your style. There is also an uncompleted wall where you could potentially create an office or 5th bedroom. There is so much potential with this home! 3 out of the 4 bedrooms have walk in closets providing ample storage. Ladies, you will love the huge master bathroom! Enjoy the large backyard which includes an outbuilding and carport. Don't miss this opportunity!

Key facts

• Outbuilding
• Huge master bathroom
• Large backyard

Tags

• WALK IN CLOSETS
• HUGE MASTER BATHROOM
• LARGE BACKYARD
• OUTBUILDING
• CARPORT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential mobile home; One story
• Construction: Brick and vinyl siding exterior
• Exterior features: Fenced yard; Located on a cul-de-sac; Subdivision: Arbor Hill

Interior

• Interior features: Walk-in closets; Kitchen island

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $87k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.8% 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 (+7.8%/yr); 151 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 231 units permitted in Wichita County in 2024 (10 in 5+ unit buildings).
• This rent runs 31% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 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 + 7.8% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($86k) 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 $85,695 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 2.47% ✓
• Cap rate: 20.76%
• Cash-on-cash: 51.67%
• DSCR: 3.30
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.83% rent growth · sell at horizon

5-year hold

• IRR: 55.1%
• Equity multiple: 3.62×
• Total profit: $63,712
• Equity at exit: $12,972

10-year hold

• IRR: 62.1%
• Equity multiple: 8.86×
• Total profit: $191,399
• Equity at exit: $7,522

Cash invested: $24,360 (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: 3.4×

Monthly cashflow live

• Estimated rent: $2,148 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$156 /mo · $1,871/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $1,049

Break-even live

Break-even rent $821

Max offer price $87,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,098	-5% $1,073	+0% $1,049	+5% $1,024	+10% $1,000
Rent	-10% $879	-5% $964	+0% $1,049	+5% $1,134	+10% $1,219
Rate	-1.0pp $1,093	-0.5pp $1,071	base $1,049	+0.5pp $1,026	+1.0pp $1,003

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Jayden Ct Wichita Falls, TX	3.0	2.0	1422	$2,000	$1.41	45d	1	0.31mi
1556 Singleton Ave Wichita Falls, TX	3.0	2.0	1830	$1,950	$1.07	45d	1	1.01mi
4739 Augusta Ln Wichita Falls, TX	3.0	2.0	1600	$1,600	$1.00	45d	1	1.19mi

Listing history 18 events

1. 2026-06-19
   days on market $87,000 Active 22 DOM
2. 2026-06-18
   days on market $87,000 Active 21 DOM
3. 2026-06-17
   days on market $87,000 Active 20 DOM
4. 2026-06-16
   days on market $87,000 Active 19 DOM
5. 2026-06-15
   days on market $87,000 Active 18 DOM
6. 2026-06-14
   days on market $87,000 Active 16 DOM
7. 2026-06-13
   days on market $87,000 Active 15 DOM
8. 2026-06-10
   days on market $87,000 Active 13 DOM
9. 2026-06-09
   days on market $87,000 Active 12 DOM
10. 2026-06-08
    days on market $87,000 Active 11 DOM
11. 2026-06-07
    days on market $87,000 Active 10 DOM
12. 2026-06-05
    days on market $87,000 Active 7 DOM
13. 2026-06-02
    days on market $87,000 Active 5 DOM
14. 2026-06-01
    days on market $87,000 Active 4 DOM
15. 2026-05-31
    days on market $87,000 Active 3 DOM
16. 2026-05-30
    days on market $87,000 Active 2 DOM
17. 2026-05-28
    listed $87,000 Active
18. 2006-06-06
    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: $1,871 · $156/mo
• Projected year-2 tax: $1,871 · $156/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 12% 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: $25,780
• − Mortgage interest: −$4,873
• − Property taxes: −$1,871
• − Insurance: −$435
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − Depreciation: −$2,531
• Taxable income: $11,945
• Est. tax owed @ 24.0%: −$2,867
• After-tax cash flow: $9,719/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): 19,029
• Household income: $82,183
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 263.0

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: 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 · 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: ▼ -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

2 events — show timeline

• 2026-05-28 Listed $87,000 WFAOR
• 2006-06-06 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,871 · +6.1% YoY. Source: county tax records.