2716 Byrne Pl · Wichita Falls, TX 76306

$99,990

3 bd · 1.0 ba · 1,187 sqft · SingleFamily public records · 4 Days on market

Built 1961

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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 +23.5/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2716 Byrne Place is a nicely remodeled home located in the Lynwood West Addition. The home offers 3 bedrooms, 1 bathroom, and 2 living areas that total 1,187 square feet. The features are vinyl plank flooring throughout and tile in the kitchen and bath (no carpet in the home), updated kitchen with white cabinets, gas stove, stainless steel appliances, grey paint and white trim throughout, and central heat and air. If you are looking for an updated space at a great price? Also for sale $129,900

Key facts

• Tile in kitchen
• Gas stove
• Updated kitchen

Tags

• REMODELED HOME
• VINYL PLANK FLOORING
• TILE IN KITCHEN
• UPDATED KITCHEN
• GAS STOVE
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Pets allowed; Located in Lynwood West subdivision

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1 story; Faces northeast
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Patio; Fenced yard; Irregular lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Tile
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.5% 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 (+2.8%/yr); 114 active listings in the ZIP; 4 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; 231 units permitted in Wichita County in 2024 (10 in 5+ unit buildings).
• This rent runs 31% of the median local income ($47k/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 $692 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y 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

• Climate carrying-cost: 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 $99,990

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-4,528
• Equity at exit: $14,909

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $10,620
• Equity at exit: $8,645

Cash invested: $27,997 (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 76306

• Home prices YoY: -30.1%
• Rents YoY: 2.8%
• Active inventory: 114
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$195 /mo · $2,345/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $186

Break-even live

Break-even rent $964

Max offer price $99,990

Occupancy floor 80%

Sensitivity live

Price	-10% $243	-5% $214	+0% $186	+5% $158	+10% $129
Rent	-10% $91	-5% $139	+0% $186	+5% $233	+10% $281
Rate	-1.0pp $236	-0.5pp $211	base $186	+0.5pp $160	+1.0pp $134

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: $24,998
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2801 Roanoke Dr Unit B Wichita Falls, TX	3.0	2.0	876	$990	$1.13	44d	1	0.14mi
1200 Ridgeway Dr Wichita Falls, TX	1.0–3.0	1.0–2.0	889	$1,025	$1.15	44d	5	0.23mi
1450 Kinsale Ct Wichita Falls, TX	3.0	1.0	1146	$1,300	$1.13	44d	1	1.34mi
38 Blair House Ln Wichita Falls, TX	3.0	2.0	1088	$875	$0.80	44d	1	1.39mi

Listing history 5 events

1. 2026-06-19
   days on market $99,990 Active 4 DOM
2. 2026-06-18
   days on market $99,990 Active 3 DOM
3. 2026-06-17
   days on market $99,990 Active 2 DOM
4. 2026-06-15
   remarks 436-char remark
5. 2026-06-15
   listed $99,990 Active 1 DOM

ⓘ 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: $2,345 · $195/mo
• Projected year-2 tax: $2,345 · $195/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $14,391
• − Mortgage interest: −$5,601
• − Property taxes: −$2,345
• − Insurance: −$500
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$2,909
• Taxable income: $733
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $2,055/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): 13,963
• Household income: $46,957
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 235.0

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 0.59)
• Race & ethnicity: White 58% Hispanic / Latino 21% Black 16% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 18% Cuban 1%
• Common ancestry: Italian 2% Serbian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 8% Tagalog/Filipino 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: ▼ -71.29%
• Current HPI: 165.6314
• Rent YoY: ▲ 2.81%
• 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

+36.7% since first listed

20 events — show timeline

• 2026-06-15 Listed $99,990 WFAOR
• 2025-12-01 Sold (MLS) — WFAOR
• 2025-11-21 Delisted — WFAOR
• 2025-11-04 Price Changed $1,195 WFAOR
• 2025-10-20 Listed $129,900 WFAOR
• 2025-08-01 Listing Removed — NTREIS
• 2025-06-16 Price Changed $129,000 NTREIS
• 2025-05-27 Price Changed $134,000 NTREIS
• 2025-01-27 Listed $135,000 NTREIS
• 2024-08-02 Price Changed $137,800 WFAOR
• 2024-07-23 Price Changed $137,900 WFAOR
• 2024-07-08 Price Changed $138,000 WFAOR
• 2024-05-08 Price Changed $139,000 WFAOR
• 2024-03-25 Listed $145,000 WFAOR
• 2023-06-23 Price Changed $114,940 WFAOR
• 2023-06-20 Price Changed $119,940 WFAOR
• 2023-06-06 Price Changed $124,940 WFAOR
• 2021-08-19 Sold (MLS) — WFAOR
• 2021-06-14 Listed $73,150 WFAOR
• 2005-05-24 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,345 · +0.8% YoY. Source: county tax records.