1706 8th St · Wichita Falls, TX 76301

$400,000

153 bd · 81.0 ba · 7,832 sqft · MultiFamily public records · 337 Days on market

Built 1930 0.30 ac lot $51/sqft · 47% below area Est $762k · 47% under

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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
• 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
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 9 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Amazing opportunity to own this 9-unit complex right by the hospital district. Units have had some updates but there is major potential for further upgrades and remodeling the garage apartment in the rear or possibly turn some of the units into short term rentals for hospital employees. There are currently 4 units occupied, and current rental income is $2600 but fully occupied potential rental income is near $6000 a month. Units are occupied and can be viewed with an executed contract. This property is part of a portfolio. Ask agent for information on full portfolio

Key facts

• Hospital district
• Short term rentals
• Garage apartment

Tags

• 9 UNIT COMPLEX
• HOSPITAL DISTRICT
• GARAGE APARTMENT
• SHORT TERM RENTALS
• RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 9 × 1-bed/1-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive. Per door: $279/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $400k).
• Recommended offer: $352k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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; lower-income renter base — watch delinquency; 231 units permitted in Wichita County in 2024 (10 in 5+ unit buildings).
• At $6,910/mo this rent would consume 198% of the median local household income ($42k/yr) (locally 577% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 $112k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 1930 — 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 $352,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.73% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.94%
• DSCR: 2.20
• GRM: 4.8

CMA / ARV

• ARV (median comp): $761,780
• List price: $400,000
• Delta: -47.49%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.27% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.00×
• Total profit: $111,697
• Equity at exit: $59,641

10-year hold

• IRR: 32.9%
• Equity multiple: 4.34×
• Total profit: $373,748
• Equity at exit: $34,585

Cash invested: $112,000 (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: 43.4×

Monthly cashflow live

• Estimated rent: $6,910 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$680 /mo · $8,159/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,451
• Net cashflow: $2,515

Break-even live

Break-even rent $3,727

Max offer price $400,000

Occupancy floor 59%

9-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 9× units	1	1	$6,912
Total (9 units)			$6,910

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $400,000 Active 337 DOM
2. 2026-06-18
   days on market $400,000 Active 336 DOM
3. 2026-06-17
   days on market $400,000 Active 335 DOM
4. 2026-06-16
   days on market $400,000 Active 334 DOM
5. 2026-06-15
   days on market $400,000 Active 333 DOM
6. 2026-06-14
   days on market $400,000 Active 331 DOM
7. 2026-06-13
   days on market $400,000 Active 330 DOM
8. 2026-06-10
   days on market $400,000 Active 328 DOM
9. 2026-06-09
   days on market $400,000 Active 327 DOM
10. 2026-06-08
    days on market $400,000 Active 326 DOM
11. 2026-06-07
    days on market $400,000 Active 325 DOM
12. 2026-06-05
    days on market $400,000 Active 322 DOM
13. 2026-06-02
    days on market $400,000 Active 320 DOM
14. 2026-06-01
    days on market $400,000 Active 319 DOM
15. 2026-05-31
    days on market $400,000 Active 318 DOM
16. 2026-05-30
    days on market $400,000 Active 317 DOM
17. 2025-07-17
    listed $400,000 Active 575-char remark

    Show marketing remark (575 chars)

    Amazing opportunity to own this 9-unit complex right by the hospital district. Units have had some updates but there is major potential for further upgrades and remodeling the garage apartment in the rear or possibly turn some of the units into short term rentals for hospital employees. There are currently 4 units occupied, and current rental income is $2600 but fully occupied potential rental income is near $6000 a month. Units are occupied and can be viewed with an executed contract. This property is part of a portfolio. Ask agent for information on full portfolio

18. 2021-05-10
    soldstatus
19. 2021-03-23
    listed $360,000
20. 2015-09-05
    soldstatus
21. 2015-07-22
    listed $150,000

ⓘ 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: $8,159 · $680/mo
• Projected year-2 tax: $8,159 · $680/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 2/10 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: $82,920
• − Mortgage interest: −$22,406
• − Property taxes: −$8,159
• − Insurance: −$2,000
• − Repairs & maintenance: −$6,634
• − Management: −$6,634
• − Depreciation: −$11,636
• Taxable income: $25,451
• Est. tax owed @ 24.0%: −$6,108
• After-tax cash flow: $24,068/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

+166.7% since first listed

5 events — show timeline

• 2025-07-17 Listed $400,000 NTREIS
• 2021-05-10 Sold (MLS) — WFAOR
• 2021-03-23 Listed $360,000 WFAOR
• 2015-09-05 Sold (MLS) — WFAOR
• 2015-07-22 Listed $150,000 WFAOR

Property tax history

+12.9%/yr

Latest (2025): $8,159 · -11.9% YoY. Source: county tax records.