258 Fm 2224 · Holliday, TX 76310

$100,000

2 bd · 1.0 ba · 1,796 sqft · SingleFamily · 532 Days on market

Built 1985 Poor condition 2.88 ac lot $56/sqft · at area comps Est $100k · at est.

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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
• Schools +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2.88+-ac with this fixer-upper property just outside the city limits of Wichita Falls in the Archer City ISD. Small home started with possibilities. Fenced area for the kids & pets. Out building for farm animals or convert to a shop for dad. Property needs lots of TLC but could be a great family home for someone with a vision. Good location with easy access to Wichita Falls for all your shopping, restaurants, & necessities. This property needs someone to love it again. Water connection believed to be at road & seller says water is provided out to Dean, Tx.

Key facts

• Out building
• Easy access
• Fenced area

Tags

• FENCED AREA
• OUT BUILDING
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k 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.
• Archer City ISD (rural): math 56% / reading 63% proficiency, ranked #79 of 826 in TX (top 10%) — 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).

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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 532 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 532 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.51% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.34%
• DSCR: 1.95
• GRM: 5.5

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	0.49mi	1/— (-1)	1,880 (+5%)	0mo	$100,000	$53	64

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: 15.9%
• Equity multiple: 1.68×
• Total profit: $19,018
• Equity at exit: $14,910

10-year hold

• IRR: 28.0%
• Equity multiple: 4.11×
• Total profit: $87,003
• 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: 5.5×

Monthly cashflow live

• Estimated rent: $1,505 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $432

Break-even live

Break-even rent $959

Max offer price $100,000

Occupancy floor 66%

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 20 events

1. 2026-06-19
   days on market $100,000 Active 532 DOM
2. 2026-06-18
   days on market $100,000 Active 531 DOM
3. 2026-06-17
   days on market $100,000 Active 530 DOM
4. 2026-06-16
   days on market $100,000 Active 529 DOM
5. 2026-06-15
   days on market $100,000 Active 528 DOM
6. 2026-06-14
   days on market $100,000 Active 526 DOM
7. 2026-06-13
   days on market $100,000 Active 525 DOM
8. 2026-06-10
   days on market $100,000 Active 523 DOM
9. 2026-06-09
   days on market $100,000 Active 522 DOM
10. 2026-06-08
    days on market $100,000 Active 521 DOM
11. 2026-06-07
    days on market $100,000 Active 520 DOM
12. 2026-06-05
    days on market $100,000 Active 517 DOM
13. 2026-06-03
    days on market $100,000 Active 516 DOM
14. 2026-06-02
    days on market $100,000 Active 515 DOM
15. 2026-06-01
    days on market $100,000 Active 514 DOM
16. 2026-05-31
    days on market $100,000 Active 513 DOM
17. 2026-05-30
    days on market $100,000 Active 512 DOM
18. 2025-01-03
    listed $100,000 Active 575-char remark

    Show marketing remark (575 chars)

    2.88+-ac with this fixer-upper property just outside the city limits of Wichita Falls in the Archer City ISD. Small home started with possibilities. Fenced area for the kids & pets. Out building for farm animals or convert to a shop for dad. Property needs lots of TLC but could be a great family home for someone with a vision. Good location with easy access to Wichita Falls for all your shopping, restaurants, & necessities. This property needs someone to love it again. Water connection believed to be at road & seller says water is provided out to Dean, Tx.

19. 2024-12-31
    historical
20. 2024-04-08
    listed $100,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $18,062
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$2,909
• Taxable income: $3,864
• Est. tax owed @ 24.0%: −$927
• After-tax cash flow: $4,251/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 · 12 photos

Poor 20/100 Extensive rehab

This property is in a state of abandonment and requires extensive repairs and maintenance to be considered habitable. Clearing and removing debris is the first step in improving the property's value.

Repairs flagged

• Major Abandoned structures — Structures are in a state of disrepair and need demolition
• Major Abandoned furniture and debris — Needs removal and disposal
• Major Construction materials — Needs removal and disposal

Value-add opportunities

• Both Clearing and removing debris — Improves safety and aesthetics
• Both Structural repairs — Structures need demolition and rebuilding
• Both Landscaping and curb appeal — Improves property value and attracts potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Abandoned structures · Structures are in a state of disrepair and need demolition	Major	$15,000–50,000
Abandoned furniture and debris · Needs removal and disposal	Major	$15,000–50,000
Construction materials · Needs removal and disposal	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Clearing and removing debris — Improves safety and aesthetics ↑
• Both Structural repairs — Structures need demolition and rebuilding ↑
• Both Landscaping and curb appeal — Improves property value and attracts potential buyers ↑

ⓘ 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: Archer City ISD
• NCES district ID: 4808610
• Math proficiency: 56% ▼ -10.00%
• Reading proficiency: 63% ▼ -2.00%
• Median HH income: $43,782
• Composite: 50.04/100
• National rank: #1917
• State rank: #79 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
• 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 (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

3 events — show timeline

• 2025-01-03 Listed $100,000 NTREIS
• 2024-12-31 Listing Removed — NTREIS
• 2024-04-08 Listed $100,000 NTREIS