1102 Neff Ave · Wichita Falls, TX 76301

$50,000

1 bd · 1.0 ba · 980 sqft · SingleFamily public records · 105 Days on market

Built 1953 $51/sqft · 48% above area Est $34k · 48% over ↓ 17% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property features two bedrooms and one bathroom, ideal for someone willing to provide some renovation care or an investor seeking to add to their portfolio. Call for more information.

Key facts

• Built 1953
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($848 rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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 (+5.3%/yr); 133 active listings in the ZIP; 4 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; lower-income renter base — watch delinquency; 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 $346 of loan paydown is wiped out by about $2k 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 + 5.3% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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?
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: 1.70% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.31%
• DSCR: 2.44
• GRM: 4.9

CMA / ARV

• ARV (median comp): $33,780
• List price: $50,000
• Delta: 48.02%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.27% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 2.28×
• Total profit: $17,870
• Equity at exit: $7,455

10-year hold

• IRR: 38.2%
• Equity multiple: 4.92×
• Total profit: $54,914
• Equity at exit: $4,323

Cash invested: $14,000 (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 76301

• Home prices YoY: -34.1%
• Rents YoY: 5.3%
• Active inventory: 133
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$10 /mo · $119/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $377

Break-even live

Break-even rent $371

Max offer price $50,000

Occupancy floor 51%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Redwood Ave Wichita Falls, TX	1.0–3.0	1.0–2.0	928	$838	$0.90	43d	2	0.24mi
33 Grant Gill Ln Wichita Falls, TX	2.0	1.0	952	$1,000	$1.05	43d	1	0.47mi
1200 Thompson Rd Wichita Falls, TX	1.0–3.0	1.0–2.0	925	$775	$0.84	43d	7	0.77mi
9 Shiver Cir Unit 1 Wichita Falls, TX	2.0	2.0	1056	$850	$0.80	43d	1	1.49mi

Listing history 29 events

1. 2026-06-19
   days on market $50,000 Active 105 DOM
2. 2026-06-18
   days on market $50,000 Active 104 DOM
3. 2026-06-17
   days on market $50,000 Active 103 DOM
4. 2026-06-16
   days on market $50,000 Active 102 DOM
5. 2026-06-15
   days on market $50,000 Active 101 DOM
6. 2026-06-14
   days on market $50,000 Active 99 DOM
7. 2026-06-13
   days on market $50,000 Active 98 DOM
8. 2026-06-10
   days on market $50,000 Active 96 DOM
9. 2026-06-09
   days on market $50,000 Active 95 DOM
10. 2026-06-08
    days on market $50,000 Active 94 DOM
11. 2026-06-07
    days on market $50,000 Active 93 DOM
12. 2026-06-05
    days on market $50,000 Active 90 DOM
13. 2026-06-02
    days on market $50,000 Active 88 DOM
14. 2026-06-01
    days on market $50,000 Active 87 DOM
15. 2026-05-31
    days on market $50,000 Active 86 DOM
16. 2026-05-30
    days on market $50,000 Active 85 DOM
17. 2026-03-06
    listed $50,000 Active 188-char remark

    Show marketing remark (188 chars)

    This property features two bedrooms and one bathroom, ideal for someone willing to provide some renovation care or an investor seeking to add to their portfolio. Call for more information.

18. 2025-07-31
    soldstatus Closed 517-char remark

    Show marketing remark (517 chars)

    Full of potential and begging for your creativity! With 980 sqft of space, 2 spacious bedrooms, and 1 completely remodeled bathroom including new flooring, tub & shower combo, vanity, and fixtures, the rest is ready for a makeover. Original hardwood floors are waiting to shine again, and the solid wood built-ins add character. The yard is the best low maintenance space—perfect for someone who enjoys the little things in life. This investor-friendly home is sold as-is, so bring your offers and vision!

19. 2025-07-31
    soldstatus Closed

    Show marketing remark (517 chars)

    Full of potential and begging for your creativity! With 980 sqft of space, 2 spacious bedrooms, and 1 completely remodeled bathroom including new flooring, tub & shower combo, vanity, and fixtures, the rest is ready for a makeover. Original hardwood floors are waiting to shine again, and the solid wood built-ins add character. The yard is the best low maintenance space—perfect for someone who enjoys the little things in life. This investor-friendly home is sold as-is, so bring your offers and vision!

20. 2025-07-31
    soldstatus

    Show marketing remark (517 chars)

    Full of potential and begging for your creativity! With 980 sqft of space, 2 spacious bedrooms, and 1 completely remodeled bathroom including new flooring, tub & shower combo, vanity, and fixtures, the rest is ready for a makeover. Original hardwood floors are waiting to shine again, and the solid wood built-ins add character. The yard is the best low maintenance space—perfect for someone who enjoys the little things in life. This investor-friendly home is sold as-is, so bring your offers and vision!

21. 2025-07-23
    historical 517-char remark

    Show marketing remark (517 chars)

    Full of potential and begging for your creativity! With 980 sqft of space, 2 spacious bedrooms, and 1 completely remodeled bathroom including new flooring, tub & shower combo, vanity, and fixtures, the rest is ready for a makeover. Original hardwood floors are waiting to shine again, and the solid wood built-ins add character. The yard is the best low maintenance space—perfect for someone who enjoys the little things in life. This investor-friendly home is sold as-is, so bring your offers and vision!

22. 2025-07-23
    status Pending

    Show marketing remark (517 chars)

    Full of potential and begging for your creativity! With 980 sqft of space, 2 spacious bedrooms, and 1 completely remodeled bathroom including new flooring, tub & shower combo, vanity, and fixtures, the rest is ready for a makeover. Original hardwood floors are waiting to shine again, and the solid wood built-ins add character. The yard is the best low maintenance space—perfect for someone who enjoys the little things in life. This investor-friendly home is sold as-is, so bring your offers and vision!

23. 2025-07-17
    price $42,000

    Show marketing remark (517 chars)

    Full of potential and begging for your creativity! With 980 sqft of space, 2 spacious bedrooms, and 1 completely remodeled bathroom including new flooring, tub & shower combo, vanity, and fixtures, the rest is ready for a makeover. Original hardwood floors are waiting to shine again, and the solid wood built-ins add character. The yard is the best low maintenance space—perfect for someone who enjoys the little things in life. This investor-friendly home is sold as-is, so bring your offers and vision!

24. 2025-07-17
    price $42,000 517-char remark

    Show marketing remark (517 chars)

    Full of potential and begging for your creativity! With 980 sqft of space, 2 spacious bedrooms, and 1 completely remodeled bathroom including new flooring, tub & shower combo, vanity, and fixtures, the rest is ready for a makeover. Original hardwood floors are waiting to shine again, and the solid wood built-ins add character. The yard is the best low maintenance space—perfect for someone who enjoys the little things in life. This investor-friendly home is sold as-is, so bring your offers and vision!

25. 2025-07-04
    listed $60,000 Active 517-char remark

    Show marketing remark (517 chars)

    Full of potential and begging for your creativity! With 980 sqft of space, 2 spacious bedrooms, and 1 completely remodeled bathroom including new flooring, tub & shower combo, vanity, and fixtures, the rest is ready for a makeover. Original hardwood floors are waiting to shine again, and the solid wood built-ins add character. The yard is the best low maintenance space—perfect for someone who enjoys the little things in life. This investor-friendly home is sold as-is, so bring your offers and vision!

26. 2025-07-04
    listed $60,000 Active

    Show marketing remark (517 chars)

    Full of potential and begging for your creativity! With 980 sqft of space, 2 spacious bedrooms, and 1 completely remodeled bathroom including new flooring, tub & shower combo, vanity, and fixtures, the rest is ready for a makeover. Original hardwood floors are waiting to shine again, and the solid wood built-ins add character. The yard is the best low maintenance space—perfect for someone who enjoys the little things in life. This investor-friendly home is sold as-is, so bring your offers and vision!

27. 2023-08-10
    soldstatus
28. 2023-02-15
    soldstatus
29. 2019-08-01
    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: $119 · $10/mo
• Projected year-2 tax: $915 · $76/mo
• Expected delta: +$796/yr (+$66/mo · 667.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 18% 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: $10,177
• − Mortgage interest: −$2,801
• − Property taxes: −$119
• − Insurance: −$250
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$1,455
• Taxable income: $3,924
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $3,582/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): 15,479
• Household income: $41,947
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 577.0

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 0.67)
• Race & ethnicity: White 40% Hispanic / Latino 38% Black 18% Two or more races 15% Asian 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 22%

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: ▼ -69.89%
• Current HPI: 135.1511
• Rent YoY: ▲ 5.27%
• 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

-16.7% since first listed

13 events — show timeline

• 2026-03-06 Listed $50,000 WFAOR
• 2025-07-31 Sold (Public Records) — Public Records
• 2025-07-31 Sold (MLS) — NTREIS
• 2025-07-31 Sold (MLS) — WFAOR
• 2025-07-23 Delisted — WFAOR
• 2025-07-23 Pending — NTREIS
• 2025-07-17 Price Changed $42,000 NTREIS
• 2025-07-17 Price Changed $42,000 WFAOR
• 2025-07-04 Listed $60,000 WFAOR
• 2025-07-04 Listed $60,000 NTREIS
• 2023-08-10 Sold (Public Records) — Public Records
• 2023-02-15 Sold (Public Records) — Public Records
• 2019-08-01 Sold (Public Records) — Public Records

Property tax history

-6.7%/yr

Latest (2025): $119 · +12.7% YoY. Source: county tax records.