2011 Gilbert Ave · Wichita Falls, TX 76301

$65,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 346 Days on market

Built 1952 7,710 sqft lot $85/sqft · 50% above area Est $43k · 50% over

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

2 Bedroom 1 bathroom rental house that is currently rented for $875 per month.

Key facts

• 7,710 sq ft lot
• Built 1952
• Listed 345 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($851 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 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; 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 $449 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 $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 346 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 346 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 1.31% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.80%
• DSCR: 1.61
• GRM: 6.4

CMA / ARV

• ARV (median comp): $43,431
• List price: $65,000
• Delta: 49.66%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1921 Old Windthorst Rd	0.46mi	2/1.0	784 (+2%)	12mo	$44,999	$57	65
1615 Osage Ave	0.21mi	2/1.0	720 (-6%)	21mo	$23,000	$32	62

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 · 5.27% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $4,812
• Equity at exit: $9,692

10-year hold

• IRR: 17.9%
• Equity multiple: 2.65×
• Total profit: $29,995
• Equity at exit: $5,620

Cash invested: $18,200 (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: 6.4×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$95 /mo · $1,142/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $209

Break-even live

Break-even rent $586

Max offer price $65,000

Occupancy floor 70%

Sensitivity live

Price	-10% $246	-5% $228	+0% $209	+5% $191	+10% $173
Rent	-10% $142	-5% $176	+0% $209	+5% $243	+10% $277
Rate	-1.0pp $242	-0.5pp $226	base $209	+0.5pp $193	+1.0pp $175

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1618 Orchard Ave Wichita Falls, TX	2.0	1.0	920	$700	$0.76	44d	1	0.27mi
9 Shiver Cir Unit 1 Wichita Falls, TX	2.0	2.0	1056	$850	$0.80	44d	1	0.30mi
1200 Thompson Rd Wichita Falls, TX	1.0–3.0	1.0–2.0	925	$898	$0.97	44d	7	1.13mi
33 Grant Gill Ln Wichita Falls, TX	2.0	1.0	952	$1,000	$1.05	44d	1	1.33mi

Listing history 26 events

1. 2026-06-19
   days on market $65,000 Active 346 DOM
2. 2026-06-18
   days on market $65,000 Active 345 DOM
3. 2026-06-17
   days on market $65,000 Active 344 DOM
4. 2026-06-16
   days on market $65,000 Active 343 DOM
5. 2026-06-15
   days on market $65,000 Active 342 DOM
6. 2026-06-14
   days on market $65,000 Active 340 DOM
7. 2026-06-13
   days on market $65,000 Active 339 DOM
8. 2026-06-10
   days on market $65,000 Active 337 DOM
9. 2026-06-09
   days on market $65,000 Active 336 DOM
10. 2026-06-08
    days on market $65,000 Active 335 DOM
11. 2026-06-07
    days on market $65,000 Active 334 DOM
12. 2026-06-05
    days on market $65,000 Active 331 DOM
13. 2026-06-02
    days on market $65,000 Active 329 DOM
14. 2026-06-01
    days on market $65,000 Active 328 DOM
15. 2026-05-31
    days on market $65,000 Active 327 DOM
16. 2026-05-30
    days on market $65,000 Active 326 DOM
17. 2025-07-08
    listed $65,000 Active 78-char remark

    Show marketing remark (78 chars)

    2 Bedroom 1 bathroom rental house that is currently rented for $875 per month.

18. 2021-01-06
    soldstatus
19. 2020-12-14
    listed $26,000
20. 2018-02-12
    soldstatus
21. 2018-02-09
    soldstatus
22. 2018-01-10
    listed $28,500
23. 2016-05-17
    soldstatus
24. 2015-09-09
    soldstatus
25. 2015-09-04
    soldstatus
26. 2015-07-28
    listed $10,000

ⓘ 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: $1,142 · $95/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$48/yr (+$4/mo · 4.2%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $10,215
• − Mortgage interest: −$3,641
• − Property taxes: −$1,142
• − Insurance: −$325
• − Repairs & maintenance: −$817
• − Management: −$817
• − Depreciation: −$1,891
• Taxable income: $1,582
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $2,133/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

+550.0% since first listed

10 events — show timeline

• 2025-07-08 Listed $65,000 NTREIS
• 2021-01-06 Sold (MLS) — WFAOR
• 2020-12-14 Listed $26,000 WFAOR
• 2018-02-12 Sold (Public Records) — Public Records
• 2018-02-09 Sold (MLS) — WFAOR
• 2018-01-10 Listed $28,500 WFAOR
• 2016-05-17 Sold (Public Records) — Public Records
• 2015-09-09 Sold (Public Records) — Public Records
• 2015-09-04 Sold (MLS) — WFAOR
• 2015-07-28 Listed $10,000 WFAOR

Property tax history

+7.4%/yr

Latest (2025): $1,142 · -0.9% YoY. Source: county tax records.