215 N Archer St · Henrietta, TX 76365

$85,000

3 bd · 0.5 ba · 1,254 sqft · SingleFamily public records · 89 Days on market

Built 1945 Fair condition $68/sqft · 43% below area Est $149k · 43% under ↓ 10% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +4.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Come see this Historic Home in Henrietta-Built in 1945, 215 N Archer has personality w/ hardwood floors, tall tray ceilings, & two striking decorative fireplaces. This 3 bed 1.5 bath home sits on a . 22 acre corner lot & offers a large eat-in kitchen w/ a gas cooktop, dishwasher, fridge & plenty of cabinets. Outside you'll love the trees, fenced backyard, carport, & storage space! Comfortable to live in now, with plenty of opportunity to restore & highlight its historic character over time. Come make it yours!

Key facts

• Gas cooktop
• Tall tray ceilings
• Large eat-in kitchen

Tags

• HISTORIC HOME
• HARDWOOD FLOORS
• TALL TRAY CEILINGS
• DECORATIVE FIREPLACES
• LARGE EAT-IN KITCHEN
• GAS COOKTOP

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.5% in Henrietta — 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 70/100 on livability (#379 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• 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.
• Zoned schools: Henrietta El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 481 students, 53% FRL); Henrietta Middle (math 50% / reading 43%, grade D+, #443 of 1,662 statewide, top 28%, 226 students, 48% FRL); Henrietta H S (math 37% / reading 72%, grade C-, #379 of 1,632 statewide, top 26%, 287 students, 36% FRL).
• Market conditions: 95 active listings in the ZIP; 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 $588 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.42% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.65%
• DSCR: 1.87
• GRM: 5.9

CMA / ARV

• ARV (median comp): $148,829
• List price: $85,000
• Delta: -42.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 S Red Riv	0.36mi	2/1.0 (-1)	1,266 (+1%)	3mo	$135,000	$107	72
916 N Bridge St	0.46mi	3/1.0	1,280 (+2%)	10mo	$75,000	$59	65
407 S Clay	0.38mi	3/2.0	1,292 (+3%)	8mo	$240,000	$186	64
416 S Graham St	0.33mi	3/1.0	1,208 (-4%)	19mo	$174,000	$144	61
516 E Crafton St	0.50mi	3/2.0	1,232 (-2%)	16mo	$169,000	$137	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.46×
• Total profit: $11,055
• Equity at exit: $12,674

10-year hold

• IRR: 20.7%
• Equity multiple: 2.75×
• Total profit: $41,613
• Equity at exit: $7,349

Cash invested: $23,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active
• Months of supply: 84.0 mo (1%/mo absorbed)
• Median asking: $137,000 ($97/sqft)
• Median days on market: 65 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +22.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76365

• Home prices YoY: -18.4%
• Active inventory: 95
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $390

Break-even live

Break-even rent $717

Max offer price $85,000

Occupancy floor 63%

Sensitivity live

Price	-10% $438	-5% $414	+0% $390	+5% $366	+10% $342
Rent	-10% $294	-5% $342	+0% $390	+5% $438	+10% $485
Rate	-1.0pp $433	-0.5pp $411	base $390	+0.5pp $368	+1.0pp $345

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storySlab foundation
• Construction: Composition roof
• Exterior features: Covered patio/porchFenced yardCorner lot

Interior

• Kitchen: DishwasherGas cooktopGas ovenRefrigeratorEat-in kitchen layout
• Flooring: CarpetHardwood
• Bathrooms: One half bathroom
• Heating & cooling: Central heating (natural gas)Central airWindow air unit(s)
• Interior features: Vaulted ceilingsEat-in kitchenDining room fireplace

Listing history 50 events

1. 2026-08-08
   days on market $85,000 Active 89 DOM
2. 2026-08-07
   days on market $85,000 Active 88 DOM
3. 2026-08-06
   days on market $85,000 Active 87 DOM
4. 2026-08-05
   days on market $85,000 Active 86 DOM
5. 2026-08-04
   days on market $85,000 Active 85 DOM
6. 2026-08-03
   days on market $85,000 Active 84 DOM
7. 2026-07-31
   days on market $85,000 Active 81 DOM
8. 2026-07-29
   pricedays on market $85,000 Active 79 DOM
9. 2026-07-27
   days on market $90,000 Active 77 DOM
10. 2026-07-25
    days on market $90,000 Active 75 DOM
11. 2026-07-23
    days on market $90,000 Active 73 DOM
12. 2026-07-22
    days on market $90,000 Active 72 DOM
13. 2026-07-21
    days on market $90,000 Active 71 DOM
14. 2026-07-18
    days on market $90,000 Active 68 DOM
15. 2026-07-16
    days on market $90,000 Active 66 DOM
16. 2026-07-16
    days on market $90,000 Active 65 DOM
17. 2026-07-14
    days on market $90,000 Active 64 DOM
18. 2026-07-13
    days on market $90,000 Active 63 DOM
19. 2026-07-12
    days on market $90,000 Active 62 DOM
20. 2026-07-11
    days on market $90,000 Active 61 DOM
21. 2026-07-10
    days on market $90,000 Active 60 DOM
22. 2026-07-09
    days on market $90,000 Active 59 DOM
23. 2026-07-08
    days on market $90,000 Active 58 DOM
24. 2026-07-07
    days on market $90,000 Active 57 DOM
25. 2026-07-06
    days on market $90,000 Active 56 DOM
26. 2026-07-05
    days on market $90,000 Active 55 DOM
27. 2026-07-04
    days on market $90,000 Active 54 DOM
28. 2026-07-03
    days on market $90,000 Active 53 DOM
29. 2026-07-02
    days on market $90,000 Active 52 DOM
30. 2026-07-01
    days on market $90,000 Active 51 DOM
31. 2026-06-30
    days on market $90,000 Active 50 DOM
32. 2026-06-29
    days on market $90,000 Active 49 DOM
33. 2026-06-28
    days on market $90,000 Active 48 DOM
34. 2026-06-28
    days on market $90,000 Active 47 DOM
35. 2026-06-27
    days on market $90,000 Active 46 DOM
36. 2026-06-26
    days on market $90,000 Active 45 DOM
37. 2026-06-23
    days on market $90,000 Active 42 DOM
38. 2026-06-21
    days on market $90,000 Active 41 DOM
39. 2026-06-19
    days on market $90,000 Active 39 DOM
40. 2026-06-18
    days on market $90,000 Active 38 DOM
41. 2026-06-17
    days on market $90,000 Active 37 DOM
42. 2026-06-17
    price $90,000 Active 36 DOM
43. 2026-06-16
    days on market $100,000 Active 36 DOM
44. 2026-06-15
    days on market $100,000 Active 35 DOM
45. 2026-06-14
    days on market $100,000 Active 33 DOM
46. 2026-06-13
    days on market $100,000 Active 32 DOM
47. 2026-06-10
    days on market $100,000 Active 30 DOM
48. 2026-06-09
    days on market $100,000 Active 29 DOM
49. 2026-06-08
    days on market $100,000 Active 28 DOM
50. 2026-06-07
    days on market $100,000 Active 27 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: $1,021 · $85/mo
• Projected year-2 tax: $1,556 · $130/mo
• Expected delta: +$535/yr (+$45/mo · 52.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 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: $14,521
• − Mortgage interest: −$4,761
• − Property taxes: −$1,021
• − Insurance: −$425
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$2,473
• Taxable income: $3,518
• Est. tax owed @ 24.0%: −$844
• After-tax cash flow: $3,833/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $31,350–$56,430 screening

This historic home in Henrietta, built in 1945, requires moderate renovations to update its kitchen and bathroom, but offers a good foundation for a potential renovation project.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Major bathroom fixtures — outdated and in poor condition

Value-add opportunities

• Both paint exterior — enhances curb appeal and value ↑
• Both update kitchen cabinets — modernizes the space and increases value ↑
• Both update bathroom fixtures — improves functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Henrietta El D- TX #1,006/4,322 Nat'l #14,504/41,679 Middle Henrietta Middle D+ TX #443/1,662 Nat'l #4,335/14,009 High Henrietta H S C- TX #379/1,632 Nat'l #4,461/17,239

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

B Composite livability gradescore 70/100

Livability — Henrietta

• Score: 70/100
• State rank: #379
• US rank: #7978

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henrietta, TX
• County: Clay · 9,537 people
• Metro: Wichita Falls, TX
• Population (ZIP): 4,668
• Household income: $64,307
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 23% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

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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: ▼ -35.62%
• Current HPI: 158.1207
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storySlab foundation
• Construction: Composition roof
• Exterior features: Covered patio/porchFenced yardCorner lot

Interior

• Kitchen: DishwasherGas cooktopGas ovenRefrigeratorEat-in kitchen layout
• Flooring: CarpetHardwood
• Bathrooms: One half bathroom
• Heating & cooling: Central heating (natural gas)Central airWindow air unit(s)
• Interior features: Vaulted ceilingsEat-in kitchenDining room fireplace

Price history

-10.0% since first listed

3 events — show timeline

• 2026-06-16 Price Changed $90,000 WFAOR
• 2026-05-11 Listed $100,000 WFAOR
• 2012-02-28 Sold (Public Records) — Public Records

Property tax history

-1.2%/yr

Latest (2025): $1,021 · -5.0% YoY. Source: county tax records.