5108 Rockpoint St · Wichita Falls, TX 76310

$164,900

2 bd · 2.0 ba · 1,271 sqft · SingleFamily public records · 18 Days on market

Built 1962 Est $215k · 23% under

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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 +15.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +4.6/10.0
• 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

Move-in ready, updated 3 bed, 1.5 bath home in a great location! Perfect for first-time buyers or investors. Enjoy a modern kitchen with stainless steel gas cooktop, updated countertops, and custom tile backsplash. Stylish laminate flooring throughout—no carpet, great for pets! Updated bath features a walk-in shower with beautiful custom tile work. Spacious, backyard with covered patio, storage shed and full privacy fence. Low-maintenance and full of charm! Call today for your private showing!

Key facts

• Updated bath
• Updated countertops
• Walk-in shower

Tags

• MODERN KITCHEN
• STAINLESS STEEL GAS COOKTOP
• UPDATED COUNTERTOPS
• CUSTOM TILE BACKSPLASH
• UPDATED BATH
• WALK-IN SHOWER

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick and aluminum siding construction; Slab foundation
• Exterior features: Covered patio/porch; Fenced yard; Composition roof

Interior

• Kitchen: Dishwasher; Disposal; Gas cooktop; Microwave
• Bathrooms: One half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Walk-in closets; Wood-burning fireplace in the living room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $53 ($635/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% 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+, crime 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.
• Zoned schools: Fowler El (math 48% / reading 46%, grade D-, #1,006 of 4,322 statewide, top 25%, 548 students, 47% FRL).
• Zoned-school proficiency averages 47% at this address vs 32% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Wichita Falls ISD average implies; a family-tenant draw the district grade alone would hide.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 18 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 4 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,426 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — 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: 1.00% ✓
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $214,799
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Daisy Cir	0.62mi	3/2.0 (+1)	1,165 (-8%)	3mo	$157,900	$136	50
4 Blue Star Ct	0.75mi	3/2.0 (+1)	1,156 (-9%)	4mo	$194,900	$169	42
5307 Long Leaf Dr	0.72mi	3/2.0 (+1)	1,337 (+5%)	20mo	$246,500	$184	36

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: -8.3%
• Equity multiple: 0.68×
• Total profit: $-14,818
• Equity at exit: $24,587

10-year hold

• IRR: 7.0%
• Equity multiple: 1.65×
• Total profit: $30,094
• Equity at exit: $14,258

Cash invested: $46,172 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,656 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$322 /mo · $3,860/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $53

Break-even live

Break-even rent $1,589

Max offer price $164,900

Occupancy floor 92%

Sensitivity live

Price	-10% $146	-5% $100	+0% $53	+5% $6	+10% $-40
Rent	-10% $-78	-5% $-13	+0% $53	+5% $118	+10% $184
Rate	-1.0pp $136	-0.5pp $95	base $53	+0.5pp $10	+1.0pp $-33

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5313 Langford Ln Wichita Falls, TX	3.0	2.0	1092	$1,650	$1.51	45d	1	0.80mi
5210 Tower Dr Wichita Falls, TX	1.0	1.5	910	$775	$0.85	45d	1	0.88mi
301 Mariners Way Wichita Falls, TX	3.0	2.0	1632	$2,800	$1.72	45d	1	1.46mi

Listing history 14 events

1. 2026-06-19
   days on market $164,900 Active 18 DOM
2. 2026-06-18
   days on market $164,900 Active 17 DOM
3. 2026-06-17
   days on market $164,900 Active 16 DOM
4. 2026-06-16
   days on market $164,900 Active 15 DOM
5. 2026-06-15
   days on market $164,900 Active 14 DOM
6. 2026-06-14
   days on market $164,900 Active 12 DOM
7. 2026-06-13
   days on market $164,900 Active 11 DOM
8. 2026-06-10
   days on market $164,900 Active 9 DOM
9. 2026-06-09
   days on market $164,900 Active 8 DOM
10. 2026-06-08
    days on market $164,900 Active 7 DOM
11. 2026-06-07
    days on market $164,900 Active 6 DOM
12. 2026-06-05
    days on market $164,900 Active 3 DOM
13. 2026-06-01
    remarks 498-char remark
14. 2026-06-01
    listed $164,900 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: $3,860 · $322/mo
• Projected year-2 tax: $3,860 · $322/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $19,869
• − Mortgage interest: −$9,237
• − Property taxes: −$3,860
• − Insurance: −$824
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$4,797
• Taxable loss: −$2,029
• Est. tax savings @ 24.0%: +$487
• After-tax cash flow: $1,122/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

+22.2% since first listed

17 events — show timeline

• 2026-06-01 Listed $164,900 WFAOR
• 2025-07-28 Price Changed $174,500 WFAOR
• 2025-07-11 Listing Removed — NTREIS
• 2025-06-23 Price Changed $179,500 NTREIS
• 2025-06-23 Price Changed $179,500 WFAOR
• 2025-06-16 Listed $182,000 NTREIS
• 2025-05-29 Price Changed $182,000 WFAOR
• 2021-07-02 Sold (Public Records) — Public Records
• 2021-06-25 Sold (MLS) — NTREIS
• 2021-06-25 Sold (MLS) — WFAOR
• 2021-05-03 Listed $134,900 NTREIS
• 2021-04-26 Listed $134,900 WFAOR
• 2021-03-09 Sold (Public Records) — Public Records
• 2018-06-12 Sold (Public Records) — Public Records
• 2010-10-18 Sold (Public Records) — Public Records
• 2007-06-21 Sold (Public Records) — Public Records
• 2006-12-05 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $3,860 · +3.3% YoY. Source: county tax records.