2130 Avenue J · Wichita Falls, TX 76309

$100,000

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 78 Days on market

Built 1930 $79/sqft · 14% above area Est $80k · 25% 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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +6.7/10.0
• Rent growth +4.6/5.0
• 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

Investor opportunity at 2130 Avenue J! This duplex is already producing income with tenants in place making it a great addition. The front unit is leased for $825 month through September 30, 2026, and features washer/dryer connections & a mock fireplace. The rear 1 bedroom is leased for $550 a month through Feb28. Seller pays water.

Key facts

• Mock fireplace
• Producing income
• Duplex

Tags

• DUPLEX
• WASHER DRYER CONNECTIONS
• MOCK FIREPLACE
• PRODUCING INCOME

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+8.3%/yr); 129 active listings in the ZIP; 17 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 $691 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 + 8.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 7y ago; this cycle's ask has dropped $10k (9%) 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.17% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (median comp): $80,006
• List price: $100,000
• Delta: 24.99%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2168 Avenue H	0.25mi	3/2.0	1,340 (+6%)	6mo	$45,500	$34	73
2147 Avenue J	0.10mi	3/1.0	1,140 (-10%)	10mo	$135,000	$118	67
1300 Bell St	0.47mi	2/1.5 (-1)	1,150 (-9%)	9mo	$59,000	$51	49
2006 Speedway Ave	0.37mi	2/2.0 (-1)	1,426 (+13%)	9mo	$229,900	$161	48
2201 Shepherd St	0.40mi	3/1.0	1,414 (+12%)	20mo	$100,000	$71	41

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: 5.4%
• Equity multiple: 1.22×
• Total profit: $6,218
• Equity at exit: $14,910

10-year hold

• IRR: 18.9%
• Equity multiple: 2.95×
• Total profit: $54,467
• Equity at exit: $8,646

Cash invested: $28,000 (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 76309

• Rents YoY: 8.3%
• Active inventory: 129
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$524
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $255

Break-even live

Break-even rent $847

Max offer price $100,000

Occupancy floor 73%

Sensitivity live

Price	-10% $312	-5% $283	+0% $255	+5% $227	+10% $198
Rent	-10% $163	-5% $209	+0% $255	+5% $301	+10% $347
Rate	-1.0pp $305	-0.5pp $280	base $255	+0.5pp $229	+1.0pp $203

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2130 Avenue K Wichita Falls, TX	3.0	2.0	1090	$1,390	$1.28	44d	1	0.05mi
2006 Bell St Wichita Falls, TX	3.0	1.0	1120	$1,000	$0.89	44d	1	0.05mi
1901 Giddings St Wichita Falls, TX	3.0	2.0	909	$1,175	$1.29	44d	1	0.10mi
1813 Polk St Wichita Falls, TX	3.0	2.0	1090	$1,364	$1.25	44d	1	0.35mi
1507 Polk St Wichita Falls, TX	3.0	1.0	1316	$1,050	$0.80	44d	1	0.41mi
2304 Avenue K Wichita Falls, TX	3.0	2.0	1040	$1,050	$1.01	44d	1	0.45mi
1301 Giddings St Wichita Falls, TX	3.0	1.0	1000	$1,150	$1.15	44d	1	0.51mi
1515 Fillmore St Wichita Falls, TX	3.0	2.0	909	$1,225	$1.35	44d	1	0.53mi
2003 Buchanan St Wichita Falls, TX	3.0	2.0	1118	$1,100	$0.98	44d	1	0.67mi
2500 Taylor St Unit 2500 Taylor A Wichita Falls, TX	2.0	1.0	910	$800	$0.88	44d	1	0.67mi
1821 9th St Unit B Wichita Falls, TX	2.0	1.0	1200	$795	$0.66	44d	1	0.89mi
2912 Avenue L Unit L Wichita Falls, TX	2.0	1.0	1104	$895	$0.81	44d	1	0.90mi
2812 Avenue R Unit R Wichita Falls, TX	2.0	1.0	1044	$925	$0.89	44d	1	1.05mi
1916 7th St Wichita Falls, TX	2.0	1.0	1226	$1,050	$0.86	44d	1	1.07mi
1714 7th St Wichita Falls, TX	3.0	1.0	1452	$850	$0.59	44d	1	1.17mi
1901 Wenonah Ave Unit B Wichita Falls, TX	2.0	1.0	946	$1,000	$1.06	44d	1	1.28mi
4000 Weeks Park Ln Wichita Falls, TX	1.0–3.0	1.0–2.0	870	$1,425	$1.64	44d	12	1.48mi

Listing history 25 events

1. 2026-04-22
   price $100,000 340-char remark

   Show marketing remark (340 chars)

   Investor opportunity at 2130 Avenue J! This duplex is already producing income with tenants in place making it a great addition. The front unit is leased for $825 month through September 30, 2026, and features washer/dryer connections & a mock fireplace. The rear 1 bedroom is leased for $550 a month through Feb28. Seller pays water.

2. 2026-03-09
   listed $110,000 Active 340-char remark

   Show marketing remark (340 chars)

   Investor opportunity at 2130 Avenue J! This duplex is already producing income with tenants in place making it a great addition. The front unit is leased for $825 month through September 30, 2026, and features washer/dryer connections & a mock fireplace. The rear 1 bedroom is leased for $550 a month through Feb28. Seller pays water.

3. 2026-02-13
   historical $550
4. 2026-02-11
   listed $550
5. 2026-02-11
   historical $550
6. 2026-01-09
   price $550
7. 2026-01-08
   historical $575
8. 2026-01-08
   listed $575
9. 2026-01-07
   listed $575
10. 2025-07-14
    historical $575
11. 2025-05-04
    listed $575
12. 2025-05-04
    historical $575
13. 2025-03-27
    listed $575
14. 2025-03-27
    historical $625
15. 2024-09-30
    listed $625
16. 2024-09-30
    historical $825
17. 2024-07-25
    listed $825
18. 2024-07-25
    historical $625
19. 2024-07-19
    historical $625
20. 2024-07-18
    listed $625
21. 2024-07-10
    listed $825
22. 2023-09-04
    historical
23. 2019-12-23
    soldstatus
24. 2019-12-18
    soldstatus 211-char remark

    Show marketing remark (211 chars)

    Investor Special - 2 Apartments, 1 Bedroom 1 Bath each. Back apartment is rented month-to-month $300/mo. Front needs renovation to be completed and is vacant. Front apartment last rented for $350/mo. Sold as-is.

25. 2019-11-11
    listed $26,000 211-char remark

    Show marketing remark (211 chars)

    Investor Special - 2 Apartments, 1 Bedroom 1 Bath each. Back apartment is rented month-to-month $300/mo. Front needs renovation to be completed and is vacant. Front apartment last rented for $350/mo. Sold as-is.

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$597/yr (+$50/mo · 48.4%)

ⓘ 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: $14,032
• − Mortgage interest: −$5,602
• − Property taxes: −$1,233
• − Insurance: −$500
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$2,909
• Taxable income: $1,543
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $2,689/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): 13,395
• Household income: $54,159
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 469.0

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 0.57)
• Race & ethnicity: White 58% Hispanic / Latino 29% Two or more races 12% Black 6% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Lithuanian 1% Romanian 1% Portuguese 1%
• Foreign-born: 7% · Canada, Vietnam, Jamaica
• 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

Price history

+284.6% since first listed

25 events — show timeline

• 2026-04-22 Price Changed $100,000 WFAOR
• 2026-03-09 Listed $110,000 WFAOR
• 2026-02-13 Rental Removed $550 Avail
• 2026-02-11 Listed for Rent $550 Avail
• 2026-02-11 Rental Removed $550 APPFOLIO
• 2026-01-09 Price Changed $550 APPFOLIO
• 2026-01-08 Rental Removed $575 Avail
• 2026-01-08 Listed for Rent $575 APPFOLIO
• 2026-01-07 Listed for Rent $575 Avail
• 2025-07-14 Rental Removed $575 LEASESTAR
• 2025-05-04 Listed for Rent $575 LEASESTAR
• 2025-05-04 Rental Removed $575 Avail
• 2025-03-27 Listed for Rent $575 Avail
• 2025-03-27 Rental Removed $625 BUILDIUM
• 2024-09-30 Listed for Rent $625 BUILDIUM
• 2024-09-30 Rental Removed $825 BUILDIUM
• 2024-07-25 Listed for Rent $825 BUILDIUM
• 2024-07-25 Rental Removed $625 BUILDIUM
• 2024-07-19 Rental Removed $625 LEASESTAR
• 2024-07-18 Listed for Rent $625 LEASESTAR
• 2024-07-10 Listed for Rent $825 BUILDIUM
• 2023-09-04 Rental Removed — Avail
• 2019-12-23 Sold (Public Records) — Public Records
• 2019-12-18 Sold (MLS) — WFAOR
• 2019-11-11 Listed $26,000 WFAOR

Property tax history

+3.7%/yr

Latest (2025): $1,233 · +17.8% YoY. Source: county tax records.