1624 Britain St · Wichita Falls, TX 76302

$85,000

3 bd · 2.0 ba · 1,424 sqft · SingleFamily public records · 155 Days on market

Built 1925 $60/sqft · at area comps Est $85k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.3/15.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently renovated 3-bedroom, 2 bath home which has a renter paying $1,000/month through 11/30/26. This would be the perfect investment property to add to your portfolio. Master suite, formal dining room, utility room, fenced backyard with storage building, 2 driveways and a carport!

Key facts

• Hardwood flooring
• Formal dining
• Kitchen

Tags

• LIVING ROOM
• FORMAL DINING
• HARDWOOD FLOORING
• OPEN FLOORPLAN
• KITCHEN
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $376 ($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: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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: 75 active listings in the ZIP; 16 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; 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 $588 of loan paydown is wiped out by about $3k 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 + 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 155 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y 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 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 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 1925 — 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: 1.50% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.98%
• DSCR: 1.84
• GRM: 5.6

CMA / ARV

• ARV (median comp): $84,714
• List price: $85,000
• Delta: 0.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2168 Avenue H	0.32mi	3/2.0	1,340 (-6%)	6mo	$45,500	$34	71
2006 Speedway Ave	0.44mi	2/2.0 (-1)	1,426 (+0%)	9mo	$229,900	$161	67
2201 Shepherd St	0.57mi	3/1.0	1,414 (-1%)	20mo	$100,000	$71	52
1903 Elizabeth Ave	0.38mi	3/2.0	1,627 (+14%)	16mo	$185,000	$114	45
1665 Speedway Ave	0.74mi	3/1.0	1,372 (-4%)	15mo	$149,900	$109	43
2109 8th St	0.71mi	2/2.0 (-1)	1,377 (-3%)	17mo	$69,900	$51	42

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: 10.9%
• Equity multiple: 1.43×
• Total profit: $10,244
• Equity at exit: $12,674

10-year hold

• IRR: 19.9%
• Equity multiple: 2.68×
• Total profit: $39,974
• 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 →

ZIP-level market 76302

• Home prices YoY: -34.7%
• Active inventory: 75
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,274 high
• Mortgage (P&I): −$446
• Tax from tax record: −$149 /mo · $1,787/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $376

Break-even live

Break-even rent $798

Max offer price $85,000

Occupancy floor 65%

Sensitivity live

Price	-10% $425	-5% $400	+0% $376	+5% $352	+10% $328
Rent	-10% $276	-5% $326	+0% $376	+5% $427	+10% $477
Rate	-1.0pp $419	-0.5pp $398	base $376	+0.5pp $354	+1.0pp $332

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
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1901 Giddings St Wichita Falls, TX	3.0	2.0	909	$1,175	$1.29	44d	1	0.08mi
2130 Avenue K Wichita Falls, TX	3.0	2.0	1090	$1,390	$1.28	44d	1	0.22mi
2006 Bell St Wichita Falls, TX	3.0	1.0	1120	$1,000	$0.89	44d	1	0.23mi
1301 Giddings St Wichita Falls, TX	3.0	1.0	1000	$1,150	$1.15	44d	1	0.37mi
1507 Polk St Wichita Falls, TX	3.0	1.0	1316	$1,050	$0.80	44d	1	0.38mi
1813 Polk St Wichita Falls, TX	3.0	2.0	1090	$1,364	$1.25	44d	1	0.45mi
1515 Fillmore St Wichita Falls, TX	3.0	2.0	909	$1,225	$1.35	44d	1	0.53mi
2304 Avenue K Wichita Falls, TX	3.0	2.0	1040	$1,050	$1.01	44d	1	0.59mi
1821 9th St Unit B Wichita Falls, TX	2.0	1.0	1200	$795	$0.66	44d	1	0.71mi
2003 Buchanan St Wichita Falls, TX	3.0	2.0	1118	$1,100	$0.98	44d	1	0.77mi
2500 Taylor St Unit 2500 Taylor A Wichita Falls, TX	2.0	1.0	910	$800	$0.88	44d	1	0.84mi
1916 7th St Wichita Falls, TX	2.0	1.0	1226	$1,050	$0.86	44d	1	0.91mi
1714 7th St Wichita Falls, TX	3.0	1.0	1452	$850	$0.59	44d	1	1.00mi
2912 Avenue L Unit L Wichita Falls, TX	2.0	1.0	1104	$895	$0.81	44d	1	1.02mi
2812 Avenue R Unit R Wichita Falls, TX	2.0	1.0	1044	$925	$0.89	44d	1	1.22mi
1901 Wenonah Ave Unit B Wichita Falls, TX	2.0	1.0	946	$1,000	$1.06	44d	1	1.35mi

Listing history 36 events

1. 2026-06-19
   days on market $85,000 Active 155 DOM
2. 2026-06-18
   days on market $85,000 Active 154 DOM
3. 2026-06-17
   days on market $85,000 Active 153 DOM
4. 2026-06-16
   days on market $85,000 Active 152 DOM
5. 2026-06-15
   days on market $85,000 Active 151 DOM
6. 2026-06-14
   days on market $85,000 Active 149 DOM
7. 2026-06-13
   days on market $85,000 Active 148 DOM
8. 2026-06-10
   days on market $85,000 Active 146 DOM
9. 2026-06-09
   days on market $85,000 Active 145 DOM
10. 2026-06-08
    days on market $85,000 Active 144 DOM
11. 2026-06-07
    days on market $85,000 Active 143 DOM
12. 2026-06-05
    days on market $85,000 Active 140 DOM
13. 2026-06-02
    days on market $85,000 Active 138 DOM
14. 2026-06-01
    days on market $85,000 Active 137 DOM
15. 2026-05-31
    days on market $85,000 Active 136 DOM
16. 2026-05-30
    days on market $85,000 Active 135 DOM
17. 2026-04-06
    status Active 284-char remark

    Show marketing remark (284 chars)

    Recently renovated 3-bedroom, 2 bath home which has a renter paying $1,000/month through 11/30/26. This would be the perfect investment property to add to your portfolio. Master suite, formal dining room, utility room, fenced backyard with storage building, 2 driveways and a carport!

18. 2026-02-20
    historical 284-char remark

    Show marketing remark (284 chars)

    Recently renovated 3-bedroom, 2 bath home which has a renter paying $1,000/month through 11/30/26. This would be the perfect investment property to add to your portfolio. Master suite, formal dining room, utility room, fenced backyard with storage building, 2 driveways and a carport!

19. 2025-12-01
    listed $85,000 Active 284-char remark

    Show marketing remark (284 chars)

    Recently renovated 3-bedroom, 2 bath home which has a renter paying $1,000/month through 11/30/26. This would be the perfect investment property to add to your portfolio. Master suite, formal dining room, utility room, fenced backyard with storage building, 2 driveways and a carport!

20. 2025-11-13
    historical $1,000
21. 2025-11-01
    listed $1,000
22. 2025-11-01
    historical $1,000
23. 2025-10-30
    price $1,000
24. 2025-10-15
    listed $1,050
25. 2024-08-22
    historical $1,050
26. 2024-07-31
    price $1,050
27. 2024-07-10
    price $1,100
28. 2024-06-14
    listed $1,150
29. 2023-07-28
    historical $1,050
30. 2023-05-09
    price $112,500
31. 2023-03-01
    listed $115,000 Active
32. 2022-12-20
    soldstatus
33. 2022-10-07
    listed $94,990
34. 2022-04-28
    soldstatus
35. 2022-04-25
    soldstatus
36. 2022-01-10
    listed $49,900

ⓘ 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: $1,787 · $149/mo
• Projected year-2 tax: $1,787 · $149/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $15,288
• − Mortgage interest: −$4,761
• − Property taxes: −$1,787
• − Insurance: −$425
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$2,473
• Taxable income: $3,396
• Est. tax owed @ 24.0%: −$815
• After-tax cash flow: $3,702/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): 11,932
• Household income: $59,590
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 478.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 11% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 15% Puerto Rican 1%
• Common ancestry: Slovak 2% Romanian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 10% Other Asian/Pacific 3% Russian/Polish/Slavic 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: ▼ -101.67%
• Current HPI: 191.4059
• Rent YoY: —
• 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

+70.3% since first listed

20 events — show timeline

• 2026-04-06 Relisted — WFAOR
• 2026-02-20 Delisted — WFAOR
• 2025-12-01 Listed $85,000 WFAOR
• 2025-11-13 Rental Removed $1,000 Avail
• 2025-11-01 Listed for Rent $1,000 Avail
• 2025-11-01 Rental Removed $1,000 APPFOLIO
• 2025-10-30 Price Changed $1,000 APPFOLIO
• 2025-10-15 Listed for Rent $1,050 APPFOLIO
• 2024-08-22 Rental Removed $1,050 BUILDIUM
• 2024-07-31 Price Changed $1,050 BUILDIUM
• 2024-07-10 Price Changed $1,100 BUILDIUM
• 2024-06-14 Listed for Rent $1,150 BUILDIUM
• 2023-07-28 Rental Removed $1,050 BUILDIUM
• 2023-05-09 Price Changed $112,500 WFAOR
• 2023-03-01 Listed $115,000 WFAOR
• 2022-12-20 Sold (MLS) — WFAOR
• 2022-10-07 Listed $94,990 WFAOR
• 2022-04-28 Sold (Public Records) — Public Records
• 2022-04-25 Sold (MLS) — WFAOR
• 2022-01-10 Listed $49,900 WFAOR

Property tax history

+6.3%/yr

Latest (2025): $1,787 · +3.4% YoY. Source: county tax records.