5011 Kingston Dr · Wichita Falls, TX 76310

$167,995

3 bd · 2.0 ba · 1,445 sqft · SingleFamily public records · 186 Days on market

Built 1960 $116/sqft · 9% below area Est $186k · 9% under ↓ 4% since listing

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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 +17.1/30.0
• ARV discount +11.8/15.0
• 1% rule +5.3/10.0
• DSCR +5.3/10.0
• 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 MLS

This spacious 3-bedroom, 1.5-bath home offers versatility, & endless potential. With 2 living areas, there’s room to create a space that fits your lifestyle. Freshly painted inside. Practical features abound, including sun room, front and rear carports with multiple workshops ideal for a variety of talents, projects, or small business needs. Additional storage buildings ensure there’s a place for everything. Full of character and opportunity, this home is ready for your personal touches.

Key facts

• Front carports
• Sun room
• Rear carports

Tags

• SUN ROOM
• FRONT CARPORTS
• REAR CARPORTS
• MULTIPLE WORKSHOPS
• ADDITIONAL STORAGE BUILDINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $148k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 (+7.8%/yr); 151 active listings in the ZIP; 3 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; 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.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $147,835 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 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 1960 — 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: 1.03% ✓
• Cap rate: 7.13%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 8.1

CMA / ARV

• ARV (median comp): $185,560
• List price: $167,995
• Delta: -9.47%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5100 Tower Dr	0.08mi	4/2.0 (+1)	1,571 (+9%)	15mo	$139,999	$89	65
5113 Jamaica Dr	0.17mi	4/2.0 (+1)	1,590 (+10%)	9mo	$169,900	$107	63
4616 Cascades Dr	0.54mi	3/2.0	1,482 (+3%)	20mo	$179,900	$121	54
5140 Kingston Dr	0.31mi	3/1.0	1,248 (-14%)	11mo	$144,900	$116	49
5307 Long Leaf Dr	0.66mi	3/2.0	1,337 (-8%)	20mo	$246,500	$184	40
4665 Sierra Madre	0.50mi	3/2.0	1,231 (-15%)	15mo	$189,900	$154	39

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: -5.9%
• Equity multiple: 0.77×
• Total profit: $-10,864
• Equity at exit: $25,049

10-year hold

• IRR: 9.1%
• Equity multiple: 1.86×
• Total profit: $40,567
• Equity at exit: $14,525

Cash invested: $47,039 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,736 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$304 /mo · $3,646/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $117

Break-even live

Break-even rent $1,588

Max offer price $167,995

Occupancy floor 88%

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: $41,999
• Closing costs: $5,040
• 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	43d	1	0.67mi
5114 Fairway Blvd Wichita Falls, TX	4.0	2.0	1406	$1,600	$1.14	43d	1	0.83mi
4111 McGaha Ave Wichita Falls, TX	3.0	2.0	1025	$1,125	$1.10	43d	1	1.06mi

Listing history 19 events

1. 2026-06-19
   days on market $167,995 Active 186 DOM
2. 2026-06-18
   days on market $167,995 Active 185 DOM
3. 2026-06-17
   days on market $167,995 Active 184 DOM
4. 2026-06-17
   price $167,995 Active 183 DOM
5. 2026-06-16
   days on market $172,000 Active 183 DOM
6. 2026-06-15
   days on market $172,000 Active 182 DOM
7. 2026-06-14
   days on market $172,000 Active 180 DOM
8. 2026-06-13
   days on market $172,000 Active 179 DOM
9. 2026-06-10
   days on market $172,000 Active 177 DOM
10. 2026-06-09
    days on market $172,000 Active 176 DOM
11. 2026-06-08
    days on market $172,000 Active 175 DOM
12. 2026-06-07
    days on market $172,000 Active 174 DOM
13. 2026-06-05
    days on market $172,000 Active 171 DOM
14. 2026-06-02
    days on market $172,000 Active 169 DOM
15. 2026-06-01
    days on market $172,000 Active 168 DOM
16. 2026-05-31
    days on market $172,000 Active 167 DOM
17. 2026-05-30
    days on market $172,000 Active 166 DOM
18. 2026-05-18
    price $172,000 509-char remark

    Show marketing remark (509 chars)

    This spacious 3-bedroom, 1.5-bath home offers versatility, & endless potential. With 2 living areas, there’s room to create a space that fits your lifestyle. Freshly painted inside. Practical features abound, including sun room, front and rear carports with multiple workshops ideal for a variety of talents, projects, or small business needs. Additional storage buildings ensure there’s a place for everything. Full of character and opportunity, this home is ready for your personal touches.

19. 2025-12-15
    listed $179,000 Active 509-char remark

    Show marketing remark (509 chars)

    This spacious 3-bedroom, 1.5-bath home offers versatility, & endless potential. With 2 living areas, there’s room to create a space that fits your lifestyle. Freshly painted inside. Practical features abound, including sun room, front and rear carports with multiple workshops ideal for a variety of talents, projects, or small business needs. Additional storage buildings ensure there’s a place for everything. Full of character and opportunity, this home is ready for your personal touches.

ⓘ 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: $3,646 · $304/mo
• Projected year-2 tax: $3,646 · $304/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 7/10 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: $20,831
• − Mortgage interest: −$9,410
• − Property taxes: −$3,646
• − Insurance: −$840
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$4,887
• Taxable loss: −$1,285
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $1,708/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

-3.9% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $172,000 WFAOR
• 2025-12-15 Listed $179,000 WFAOR

Property tax history

+7.3%/yr

Latest (2025): $3,646 · +8.0% YoY. Source: county tax records.