2100 Santa Fe St Unit 306 · Wichita Falls, TX 76309

$79,500

2 bd · 2.0 ba · 1,135 sqft · SingleFamily · 202 Days on market

Built 1973 Good condition Garage $70/sqft · 13% below area Est $91k · 13% under

---

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 +29.1/30.0
• ARV discount +13.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Rent growth +4.6/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated condo ready for buyer. Enjoy swimming and grilling by a gunite pool. 2 BR 2 Bath w/ Fresh paint, tile flooring. Kitchen features stove/oven, dishwasher, refrigerator, new sink. Washer and dryer. bkfst bar opens to a light bright living area w/ doors to nice patio. Master suite w/ updated bath & lg closet. NO PETS/NO SMOKERS! Building amenities: pool, cabana, 2 deeded parking spots. HOA fee is . 52 per sq ft.

Key facts

• Secure entry
• Covered parking
• Enormous balcony

Tags

• ENORMOUS BALCONY
• SECURE ENTRY
• COVERED PARKING
• RESERVED PARKING SPACE
• SWIMMING POOL
• OUTDOOR SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.8% 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+, crime 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.
• Zoned schools: Crockett El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 415 students, 64% FRL).
• Market conditions: Rents rising fast (+8.3%/yr); 225 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $550 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 + 8.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $14k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 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 1973 — 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: 1.31% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.82%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (median comp): $91,316
• List price: $79,500
• Delta: -12.94%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 Bell St	1.10mi	2/1.5	1,150 (+1%)	13mo	$59,000	$51	50
3010 Hollywood Ave	0.44mi	2/1.0	944 (-17%)	8mo	$117,500	$124	44
2147 Avenue J	1.05mi	3/1.0 (+1)	1,140 (+0%)	14mo	$135,000	$118	43
3105 Grant St	1.02mi	2/1.0	988 (-13%)	9mo	$115,000	$116	32
2168 Avenue H	0.91mi	3/2.0 (+1)	1,340 (+18%)	10mo	$45,500	$34	26
2801 Sherman Rd	0.80mi	2/1.0	966 (-15%)	21mo	$25,000	$26	19

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.46×
• Total profit: $10,161
• Equity at exit: $11,854

10-year hold

• IRR: 23.7%
• Equity multiple: 3.54×
• Total profit: $56,563
• Equity at exit: $6,874

Cash invested: $22,260 (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 →

Active competition Active MLS

• For sale now: 45 active
• Median asking: $89,000 ($77/sqft)
• Median days on market: 55 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: +4.8% vs current asking $/sqft

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

ZIP-level market 76309

• Rents YoY: 8.3%
• Active inventory: 225
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,044 high
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $275

Break-even live

Break-even rent $695

Max offer price $79,500

Occupancy floor 69%

Sensitivity live

Price	-10% $330	-5% $302	+0% $275	+5% $248	+10% $220
Rent	-10% $193	-5% $234	+0% $275	+5% $316	+10% $357
Rate	-1.0pp $315	-0.5pp $295	base $275	+0.5pp $254	+1.0pp $233

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: $19,875
• Closing costs: $2,385
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2015 Harriet St Wichita Falls, TX	3.0	2.0	1500	$1,195	$0.80	10d	1	0.05mi
2015 Garfield St Wichita Falls, TX	1.0	1.0	700	$775	$1.11	33d	1	0.17mi
3006 Avenue K Unit A Wichita Falls, TX	1.0	1.0	1280	$650	$0.51	51d	1	0.19mi
1901 Wenonah Ave Unit B Wichita Falls, TX	2.0	1.0	946	$1,000	$1.06	184d	1	0.24mi
2912 Avenue L Unit L Wichita Falls, TX	2.0	1.0	1104	$895	$0.81	184d	1	0.28mi
2204 Tilden St Unit A Wichita Falls, TX	3.0	2.0	872	$930	$1.07	184d	1	0.35mi
2805 Avenue I Unit I Wichita Falls, TX	3.0	2.0	1150	$1,495	$1.30	24d	1	0.38mi
2805 Avenue I Unit I Wichita Falls, TX	3.0	2.0	1150	$1,495	$1.30	10d	1	0.38mi
2003 Buchanan St Wichita Falls, TX	3.0	2.0	1118	$1,100	$0.98	184d	1	0.46mi
2806 Miami Ave Wichita Falls, TX	2.0	1.0	912	$825	$0.90	44d	1	0.50mi
3706 Seymour Rd Wichita Falls, TX	1.0–3.0	1.0–2.5	1100	$1,188	$1.08	184d	13	0.54mi
3706 Seymour Rd Unit B3-1125 Wichita Falls, TX	2.0	2.5	1125	$1,225	$1.09	0d	1	0.55mi
3706 Seymour Rd Unit B2-948 Wichita Falls, TX	2.0	2.0	948	$1,200	$1.27	0d	1	0.55mi
3706 Seymour Rd Unit C1-1400 Wichita Falls, TX	3.0	2.0	1400	$1,375	$0.98	0d	1	0.55mi
3706 Seymour Rd Unit B1-900 Wichita Falls, TX	2.0	1.0	850	$1,075	$1.26	0d	1	0.55mi
3706 Seymour Rd Unit A1-800 Wichita Falls, TX	1.0	1.0	800	$1,000	$1.25	0d	1	0.55mi
2214 Fillmore St Wichita Falls, TX	2.0	1.0	801	$1,000	$1.25	9d	1	0.60mi
2214 Fillmore St Wichita Falls, TX	2.0	1.0	801	$1,000	$1.25	7d	1	0.60mi
2514 Buchanan St Wichita Falls, TX	2.0	1.0	1120	$975	$0.87	44d	1	0.65mi
1803 Fillmore St Unit a Wichita Falls, TX	3.0	2.0	876	$745	$0.85	35d	1	0.66mi
3908 Onaway Trl Wichita Falls, TX	3.0	2.0	1184	$1,600	$1.35	37d	1	0.68mi
2611 Lawrence Rd Wichita Falls, TX	3.0	1.5	1157	$1,109	$0.96	0d	1	0.69mi
2812 Avenue R Unit R Wichita Falls, TX	2.0	1.0	1044	$925	$0.89	184d	1	0.69mi
2304 Avenue K Wichita Falls, TX	3.0	2.0	1040	$1,050	$1.01	184d	1	0.71mi
2500 Taylor St Unit 2500 Taylor A Wichita Falls, TX	2.0	1.0	910	$800	$0.88	184d	1	0.74mi
1515 Fillmore St Wichita Falls, TX	3.0	2.0	909	$1,225	$1.35	184d	1	0.76mi
2906 9th St Wichita Falls, TX	3.0	1.0	1066	$950	$0.89	31d	1	0.77mi
1813 Polk St Wichita Falls, TX	3.0	2.0	1090	$1,364	$1.25	184d	1	0.78mi
906 Grant St Wichita Falls, TX	1.0–2.0	1.0	1000	$1,000	$1.00	0d	2	0.80mi
906 Grant St Unit 109 Wichita Falls, TX	1.0	1.0	900	$1,000	$1.11	10d	1	0.80mi
2202 Monroe St Wichita Falls, TX	2.0	1.0	774	$875	$1.13	10d	1	0.80mi
1710 Monroe St Wichita Falls, TX	2.0	1.0	1395	$1,050	$0.75	10d	1	0.85mi
1710 Monroe St Unit 1 Wichita Falls, TX	2.0	1.0	1395	$995	$0.71	7d	1	0.85mi
1507 Polk St Wichita Falls, TX	3.0	1.0	1316	$1,050	$0.80	184d	1	0.91mi
2159 Avenue F Unit F Wichita Falls, TX	3.0	1.0	1000	$995	$0.99	19d	1	0.94mi
3100 Garfield St Wichita Falls, TX	3.0	2.0	1032	$1,200	$1.16	10d	1	0.96mi
2904 Pennsylvania Rd Wichita Falls, TX	3.0	1.0	1260	$1,000	$0.79	10d	1	0.97mi
1307 Polk St Wichita Falls, TX	3.0	2.0	909	$899	$0.99	0d	1	1.01mi
2142 Avenue F Unit F Wichita Falls, TX	2.0	1.0	1060	$995	$0.94	10d	1	1.02mi
2142 Avenue F Unit F Wichita Falls, TX	2.0	1.0	1060	$995	$0.94	1d	1	1.02mi

Property features AI

Exterior

• Parking: Attached garage
• Security: Security system
• Utilities: Public waterPublic sewer
• Home design: Condo/TownhouseResidential property2-story building
• Construction: Stucco exterior
• Exterior features: PatioPrivate in-ground poolIrregular lot

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigerator
• Flooring: Tile
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Walk-in closetsSecurity system

Listing history 50 events

1. 2026-11-08
   days on market $79,500 Active 202 DOM
2. 2026-11-07
   days on market $79,500 Active 201 DOM
3. 2026-11-06
   days on market $79,500 Active 200 DOM
4. 2026-11-05
   days on market $79,500 Active 199 DOM
5. 2026-11-04
   days on market $79,500 Active 198 DOM
6. 2026-11-02
   days on market $79,500 Active 196 DOM
7. 2026-11-01
   days on market $79,500 Active 195 DOM
8. 2026-10-31
   days on market $79,500 Active 194 DOM
9. 2026-10-30
   days on market $79,500 Active 193 DOM
10. 2026-10-29
    days on market $79,500 Active 192 DOM
11. 2026-10-28
    days on market $79,500 Active 191 DOM
12. 2026-10-27
    days on market $79,500 Active 190 DOM
13. 2026-10-26
    days on market $79,500 Active 189 DOM
14. 2026-10-25
    days on market $79,500 Active 188 DOM
15. 2026-10-24
    days on market $79,500 Active 187 DOM
16. 2026-10-23
    days on market $79,500 Active 186 DOM
17. 2026-10-22
    days on market $79,500 Active 185 DOM
18. 2026-10-21
    days on market $79,500 Active 184 DOM
19. 2026-10-20
    pricedays on market $79,500 Active 183 DOM
20. 2026-10-19
    remarks 488-char remark
21. 2026-10-19
    days on market $84,500 Active 182 DOM
22. 2026-10-18
    days on market $84,500 Active 181 DOM
23. 2026-10-17
    days on market $84,500 Active 180 DOM
24. 2026-10-16
    days on market $84,500 Active 179 DOM
25. 2026-10-15
    days on market $84,500 Active 178 DOM
26. 2026-10-14
    days on market $84,500 Active 177 DOM
27. 2026-10-13
    days on market $84,500 Active 176 DOM
28. 2026-10-12
    days on market $84,500 Active 175 DOM
29. 2026-10-11
    days on market $84,500 Active 174 DOM
30. 2026-10-10
    days on market $84,500 Active 173 DOM
31. 2026-10-09
    days on market $84,500 Active 172 DOM
32. 2026-10-08
    days on market $84,500 Active 171 DOM
33. 2026-10-07
    days on market $84,500 Active 170 DOM
34. 2026-10-06
    days on market $84,500 Active 169 DOM
35. 2026-10-05
    days on market $84,500 Active 168 DOM
36. 2026-10-04
    days on market $84,500 Active 167 DOM
37. 2026-10-04
    days on market $84,500 Active 166 DOM
38. 2026-10-02
    days on market $84,500 Active 165 DOM
39. 2026-10-01
    days on market $84,500 Active 164 DOM
40. 2026-09-16
    days on market $84,500 Active 163 DOM
41. 2026-09-15
    days on market $84,500 Active 162 DOM
42. 2026-09-14
    days on market $84,500 Active 161 DOM
43. 2026-09-13
    days on market $84,500 Active 160 DOM
44. 2026-09-12
    days on market $84,500 Active 159 DOM
45. 2026-09-11
    days on market $84,500 Active 158 DOM
46. 2026-09-05
    days on market $84,500 Active 152 DOM
47. 2026-09-04
    days on market $84,500 Active 151 DOM
48. 2026-09-03
    days on market $84,500 Active 150 DOM
49. 2026-09-02
    days on market $84,500 Active 149 DOM
50. 2026-08-30
    days on market $84,500 Active 146 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,522
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,313
• Taxable income: $2,163
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $2,781/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $5,675–$17,025 screening

This move-in ready condo is in good condition with updated kitchens and bathrooms, and a well-maintained exterior. It offers a great opportunity for a low-maintenance living space.

Value-add opportunities

• Both painting — Fresh paint can make a significant difference in the home's appearance and value ↑
• Both window cleaning — Clean windows can improve natural light and make the home more appealing ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 34/100

Zoned Schools

Elementary Crockett El F TX #1,995/4,322 Nat'l #23,081/41,679

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

C Composite livability gradescore 69/100

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 · 129,638 people
• City population: 95,694
• Metro: Wichita Falls, TX
• Population (ZIP): 13,395
• Household income: $54,159
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 8% of renters

---

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 0.57)
• Race & ethnicity: White 58% Hispanic / Latino 29% Two or more races 12% Black 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 27%
• Languages at home: 82% English-only · Spanish 15% Vietnamese 1% French/Haitian/Cajun 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: ▼ -88.35%
• Current HPI: 137.2935
• Rent YoY: ▲ 8.33%
• 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

Property features AI

Exterior

• Parking: Attached garage
• Security: Security system
• Utilities: Public waterPublic sewer
• Home design: Condo/TownhouseResidential property2-story building
• Construction: Stucco exterior
• Exterior features: PatioPrivate in-ground poolIrregular lot

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigerator
• Flooring: Tile
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Walk-in closetsSecurity system

Price history

-0.4% since first listed

4 events — show timeline

• 2026-06-01 Price Changed $89,500 WFAOR
• 2026-04-06 Listed $94,000 WFAOR
• 2024-09-05 Sold (MLS) — WFAOR
• 2024-06-26 Listed $89,900 WFAOR