167 Wampum Trl · Wichita Falls, TX 76310

$154,900

3 bd · 2.0 ba · 1,355 sqft · SingleFamily public records · 61 Days on market

Built 1982 $114/sqft · 16% below area Est $183k · 16% under ↓ 12% since listing

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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 +23.2/30.0
• ARV discount +14.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.5/10.0
• Rent growth +4.5/5.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to make a HOME your HOME? This 3 bedroom, 2 bath home in Arrowhead Ranch Estates has great possibilities on 1.06 Acres. Living area has woodburning fireplace and wood-beamed ceilings. Kitchen with breakfast area. Primary suite has 2 closets and good size bedrooms. Hall bathroom has double sinks. Utility room has cabinets. Fenced in backyard with patio. To Be SOLD AS IS!

Key facts

• Double sinks
• Wood-beamed ceilings
• Utility room

Tags

• WOODBURNING FIREPLACE
• WOOD-BEAMED CEILINGS
• BREAKFAST AREA
• DOUBLE SINKS
• UTILITY ROOM
• FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• 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.
• Henrietta ISD (rural): math 47% / reading 48% proficiency, ranked #219 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.8%/yr); 151 active listings in the ZIP; solid renter incomes; 13 units permitted in Clay County in 2024 (0 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.
• Clay County population projected at -24% 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 $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Recommended offer $145,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 7.2

CMA / ARV

• ARV (median comp): $183,374
• List price: $154,900
• Delta: -15.53%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.83% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,888
• Equity at exit: $23,096

10-year hold

• IRR: 15.2%
• Equity multiple: 2.52×
• Total profit: $66,131
• Equity at exit: $13,393

Cash invested: $43,372 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,786 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$254 /mo · $3,050/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $280

Break-even live

Break-even rent $1,432

Max offer price $154,900

Occupancy floor 79%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-07
   price $154,900 381-char remark

   Show marketing remark (381 chars)

   Looking to make a HOME your HOME? This 3 bedroom, 2 bath home in Arrowhead Ranch Estates has great possibilities on 1.06 Acres. Living area has woodburning fireplace and wood-beamed ceilings. Kitchen with breakfast area. Primary suite has 2 closets and good size bedrooms. Hall bathroom has double sinks. Utility room has cabinets. Fenced in backyard with patio. To Be SOLD AS IS!

2. 2026-04-24
   price $159,900 381-char remark

   Show marketing remark (381 chars)

   Looking to make a HOME your HOME? This 3 bedroom, 2 bath home in Arrowhead Ranch Estates has great possibilities on 1.06 Acres. Living area has woodburning fireplace and wood-beamed ceilings. Kitchen with breakfast area. Primary suite has 2 closets and good size bedrooms. Hall bathroom has double sinks. Utility room has cabinets. Fenced in backyard with patio. To Be SOLD AS IS!

3. 2026-04-20
   price $171,900 381-char remark

   Show marketing remark (381 chars)

   Looking to make a HOME your HOME? This 3 bedroom, 2 bath home in Arrowhead Ranch Estates has great possibilities on 1.06 Acres. Living area has woodburning fireplace and wood-beamed ceilings. Kitchen with breakfast area. Primary suite has 2 closets and good size bedrooms. Hall bathroom has double sinks. Utility room has cabinets. Fenced in backyard with patio. To Be SOLD AS IS!

4. 2026-03-27
   listed $176,900 Active 381-char remark

   Show marketing remark (381 chars)

   Looking to make a HOME your HOME? This 3 bedroom, 2 bath home in Arrowhead Ranch Estates has great possibilities on 1.06 Acres. Living area has woodburning fireplace and wood-beamed ceilings. Kitchen with breakfast area. Primary suite has 2 closets and good size bedrooms. Hall bathroom has double sinks. Utility room has cabinets. Fenced in backyard with patio. To Be SOLD AS IS!

ⓘ 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: $3,050 · $254/mo
• Projected year-2 tax: $3,050 · $254/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,431
• − Mortgage interest: −$8,677
• − Property taxes: −$3,050
• − Insurance: −$774
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$4,506
• Taxable income: $994
• Est. tax owed @ 24.0%: −$239
• After-tax cash flow: $3,119/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: Henrietta ISD
• NCES district ID: 4822980
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $49,029
• Composite: 40.62/100
• National rank: #3691
• State rank: #219 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

• 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 (Clay County) Hauer SSP2

• Today (2025): 9,537 people
• By 2030: 9,042 · -5.2%
• By 2040: 8,090 · -15.2%
• By 2050: 7,255 · -23.9%
• By 2075: 5,834 · -38.8%
• By 2100: 4,491 · -52.9%

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 · Clay

• 2024 margin: Solid R (+79.7) · D 9.9% · R 89.5%
• 2008→2024 swing: -21.1pp toward R · 2008: -58.6pp · 2024: -79.7pp
• All cycles: 2024: R+79.7 2020: R+77.6 2016: R+76.6 2012: R+69.7 2008: R+58.6

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

-12.4% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $154,900 WFAOR
• 2026-04-24 Price Changed $159,900 WFAOR
• 2026-04-20 Price Changed $171,900 WFAOR
• 2026-03-27 Listed $176,900 WFAOR

Property tax history

+3.5%/yr

Latest (2025): $3,050 · +0.6% YoY. Source: county tax records.