608 Juarez St · Wichita Falls, TX 76301

$50,000

2 bd · 1.0 ba · 818 sqft · SingleFamily public records · 274 Days on market

Built 1930 $61/sqft · 48% above area Est $34k · 48% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-bedroom brick home perfect for an investor or someone needing affordable housing. Property was leasing for $775 a month. Can be Sold as a package deal with 1106 River.

Key facts

• Built 1930
• Listed 273 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($960 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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.
• 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; 6 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 $346 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 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 1930 — 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: 1.92% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.83%
• DSCR: 2.46
• GRM: 4.3

CMA / ARV

• ARV (median comp): $33,780
• List price: $50,000
• Delta: 48.02%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Scurry St	0.70mi	3/2.0 (+1)	866 (+6%)	22mo	$35,000	$40	30

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: 30.7%
• Equity multiple: 2.33×
• Total profit: $18,571
• Equity at exit: $7,455

10-year hold

• IRR: 39.2%
• Equity multiple: 5.10×
• Total profit: $57,363
• Equity at exit: $4,323

Cash invested: $14,000 (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: 4.3×

Monthly cashflow live

• Estimated rent: $960 high
• Mortgage (P&I): −$262
• Tax from tax record: −$92 /mo · $1,110/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $383

Break-even live

Break-even rent $475

Max offer price $50,000

Occupancy floor 55%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Redwood Ave Wichita Falls, TX	1.0–3.0	1.0–2.0	928	$916	$0.99	43d	2	0.27mi
33 Grant Gill Ln Wichita Falls, TX	2.0	1.0	952	$1,000	$1.05	43d	1	0.55mi
1208 Williams Ave Wichita Falls, TX	3.0	2.0	909	$1,199	$1.32	43d	1	0.60mi
1200 Thompson Rd Wichita Falls, TX	1.0–3.0	1.0–2.0	925	$898	$0.97	43d	7	0.85mi
1618 Orchard Ave Wichita Falls, TX	2.0	1.0	920	$700	$0.76	43d	1	1.34mi
9 Shiver Cir Unit 1 Wichita Falls, TX	2.0	2.0	1056	$850	$0.80	43d	1	1.36mi

Listing history 29 events

1. 2026-06-19
   days on market $50,000 Active 274 DOM
2. 2026-06-18
   days on market $50,000 Active 273 DOM
3. 2026-06-17
   days on market $50,000 Active 272 DOM
4. 2026-06-16
   days on market $50,000 Active 271 DOM
5. 2026-06-15
   days on market $50,000 Active 270 DOM
6. 2026-06-14
   days on market $50,000 Active 268 DOM
7. 2026-06-13
   pricedays on market $50,000 Active 267 DOM
8. 2026-06-10
   days on market $65,000 Active 265 DOM
9. 2026-06-09
   days on market $65,000 Active 264 DOM
10. 2026-06-08
    days on market $65,000 Active 263 DOM
11. 2026-06-07
    days on market $65,000 Active 262 DOM
12. 2026-06-05
    days on market $65,000 Active 259 DOM
13. 2026-06-02
    days on market $65,000 Active 257 DOM
14. 2026-06-01
    days on market $65,000 Active 256 DOM
15. 2026-05-31
    days on market $65,000 Active 255 DOM
16. 2026-05-30
    days on market $65,000 Active 254 DOM
17. 2025-03-25
    price $65,000
18. 2025-02-12
    listed $65,000 Active 169-char remark

    Show marketing remark (169 chars)

    2-bedroom brick home perfect for an investor or someone needing affordable housing. Property was leasing for $775 a month. Can be Sold as a package deal with 1106 River.

19. 2023-11-10
    historical $750
20. 2023-11-04
    price $750
21. 2023-10-21
    listed $1,500
22. 2022-04-22
    soldstatus
23. 2021-11-30
    soldstatus
24. 2021-11-30
    soldstatus
25. 2021-10-07
    listed $39,940
26. 2020-03-13
    soldstatus
27. 2017-06-06
    soldstatus
28. 2010-10-08
    soldstatus
29. 2006-10-20
    soldstatus

ⓘ 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: $1,110 · $92/mo
• Projected year-2 tax: $1,110 · $92/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 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: $11,523
• − Mortgage interest: −$2,801
• − Property taxes: −$1,110
• − Insurance: −$250
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$1,455
• Taxable income: $4,064
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $3,621/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

+62.7% since first listed

13 events — show timeline

• 2025-03-25 Price Changed $65,000 WFAOR
• 2025-02-12 Listed $65,000 WFAOR
• 2023-11-10 Rental Removed $750 Avail
• 2023-11-04 Price Changed $750 Avail
• 2023-10-21 Listed for Rent $1,500 Avail
• 2022-04-22 Sold (Public Records) — Public Records
• 2021-11-30 Sold (Public Records) — Public Records
• 2021-11-30 Sold (MLS) — WFAOR
• 2021-10-07 Listed $39,940 WFAOR
• 2020-03-13 Sold (Public Records) — Public Records
• 2017-06-06 Sold (Public Records) — Public Records
• 2010-10-08 Sold (Public Records) — Public Records
• 2006-10-20 Sold (Public Records) — Public Records

Property tax history

+15.8%/yr

Latest (2025): $1,110 · +14.2% YoY. Source: county tax records.