1609 Orchard Ave · Wichita Falls, TX 76301

$70,000

3 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 582 Days on market

Built 1952 $60/sqft · 10% above area Est $64k · 10% 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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +8.2/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• ARV discount +3.2/15.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a rental investment or fixer upper home. 3 bedroom 1 bath home with detached garage located in Sunnyside Heights. Need to see to appreciate the potential of this home. Owner financing available!

Key facts

• Built 1952
• Listed 581 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($921 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 $484 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 $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 582 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1952 — 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 582 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.32% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 6.3

CMA / ARV

• ARV (median comp): $63,927
• List price: $70,000
• Delta: 9.50%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1959 Hines Blvd	0.27mi	2/2.0 (-1)	1,012 (-13%)	20mo	$29,900	$30	40

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $2,029
• Equity at exit: $10,437

10-year hold

• IRR: 14.5%
• Equity multiple: 2.31×
• Total profit: $25,618
• Equity at exit: $6,052

Cash invested: $19,600 (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: 6.3×

Monthly cashflow live

• Estimated rent: $921 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$156 /mo · $1,871/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $175

Break-even live

Break-even rent $699

Max offer price $70,000

Occupancy floor 76%

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: $17,500
• Closing costs: $2,100
• 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	43d	1	0.05mi
9 Shiver Cir Unit 1 Wichita Falls, TX	2.0	2.0	1056	$850	$0.80	43d	1	0.20mi
1200 Thompson Rd Wichita Falls, TX	1.0–3.0	1.0–2.0	925	$1,020	$1.10	43d	7	0.91mi
33 Grant Gill Ln Wichita Falls, TX	2.0	1.0	952	$1,000	$1.05	43d	1	1.06mi

Listing history 27 events

1. 2026-06-19
   days on market $70,000 Active 582 DOM
2. 2026-06-18
   days on market $70,000 Active 581 DOM
3. 2026-06-17
   days on market $70,000 Active 580 DOM
4. 2026-06-16
   days on market $70,000 Active 579 DOM
5. 2026-06-15
   days on market $70,000 Active 578 DOM
6. 2026-06-14
   days on market $70,000 Active 576 DOM
7. 2026-06-13
   days on market $70,000 Active 575 DOM
8. 2026-06-10
   days on market $70,000 Active 573 DOM
9. 2026-06-09
   days on market $70,000 Active 572 DOM
10. 2026-06-08
    days on market $70,000 Active 571 DOM
11. 2026-06-07
    days on market $70,000 Active 570 DOM
12. 2026-06-05
    days on market $70,000 Active 567 DOM
13. 2026-06-02
    days on market $70,000 Active 565 DOM
14. 2026-06-01
    days on market $70,000 Active 564 DOM
15. 2026-05-31
    days on market $70,000 Active 563 DOM
16. 2026-05-30
    days on market $70,000 Active 562 DOM
17. 2025-12-11
    price $70,000 206-char remark

    Show marketing remark (206 chars)

    Looking for a rental investment or fixer upper home. 3 bedroom 1 bath home with detached garage located in Sunnyside Heights. Need to see to appreciate the potential of this home. Owner financing available!

18. 2025-02-11
    status Active 206-char remark

    Show marketing remark (206 chars)

    Looking for a rental investment or fixer upper home. 3 bedroom 1 bath home with detached garage located in Sunnyside Heights. Need to see to appreciate the potential of this home. Owner financing available!

19. 2025-01-21
    historical 206-char remark

    Show marketing remark (206 chars)

    Looking for a rental investment or fixer upper home. 3 bedroom 1 bath home with detached garage located in Sunnyside Heights. Need to see to appreciate the potential of this home. Owner financing available!

20. 2024-10-23
    listed $80,000 Active 206-char remark

    Show marketing remark (206 chars)

    Looking for a rental investment or fixer upper home. 3 bedroom 1 bath home with detached garage located in Sunnyside Heights. Need to see to appreciate the potential of this home. Owner financing available!

21. 2023-05-03
    price $85,000
22. 2022-04-22
    soldstatus
23. 2022-03-16
    soldstatus
24. 2021-09-30
    listed $85,000
25. 2021-06-07
    soldstatus
26. 2021-06-04
    soldstatus
27. 2020-12-10
    listed $35,000

ⓘ 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: $1,871 · $156/mo
• Projected year-2 tax: $1,871 · $156/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 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 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: $11,050
• − Mortgage interest: −$3,921
• − Property taxes: −$1,871
• − Insurance: −$350
• − Repairs & maintenance: −$884
• − Management: −$884
• − Depreciation: −$2,036
• Taxable income: $1,104
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $1,839/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

+100.0% since first listed

11 events — show timeline

• 2025-12-11 Price Changed $70,000 WFAOR
• 2025-02-11 Relisted — WFAOR
• 2025-01-21 Delisted — WFAOR
• 2024-10-23 Listed $80,000 WFAOR
• 2023-05-03 Price Changed $85,000 WFAOR
• 2022-04-22 Sold (Public Records) — Public Records
• 2022-03-16 Sold (MLS) — WFAOR
• 2021-09-30 Listed $85,000 WFAOR
• 2021-06-07 Sold (Public Records) — Public Records
• 2021-06-04 Sold (MLS) — WFAOR
• 2020-12-10 Listed $35,000 WFAOR

Property tax history

+5.4%/yr

Latest (2025): $1,871 · -0.8% YoY. Source: county tax records.