501 S Hilltop St · Burkburnett, TX 76354

$185,000

3 bd · 3.0 ba · 2,084 sqft · SingleFamily public records · 210 Days on market

Built 1960 $89/sqft · 36% below area Est $290k · 36% under ↓ 12% since listing

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +8.4/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3-bed, 3-bath home with 2,084 sq ft on a corner lot in Burkburnett ISD attendance zone. Two living areas, updated Andersen windows, and an isolated primary suite with flexible use. Walkable neighborhood. Close proximity to Friendship Park and community water park. Two driveways and layout offer potential for future duplex conversion, buyer to verify. Fixer-upper with a motivated seller. This home is ideal for value-add buyers or investors. Call today to schedule your private showing.

Key facts

• Garage
• Built 1960
• Listed 209 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#345 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, employment D+, schools D.
• Burkburnett ISD (town): math 35% / reading 32% proficiency, ranked #529 of 826 in TX (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 71 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.34% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.93%
• DSCR: 1.53
• GRM: 6.2

CMA / ARV

• ARV (median comp): $289,891
• List price: $185,000
• Delta: -27.56%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 Kiowa Dr	0.36mi	4/3.0 (+1)	2,370 (+14%)	15mo	$289,900	$122	42
827 Coulter Dr	0.62mi	2/2.0 (-1)	1,772 (-15%)	14mo	$299,999	$169	26

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,959
• Equity at exit: $27,584

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $45,378
• Equity at exit: $15,995

Cash invested: $51,800 (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 76354

• Home prices YoY: -34.5%
• Active inventory: 71
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,483 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$399 /mo · $4,788/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $515

Break-even live

Break-even rent $1,831

Max offer price $185,000

Occupancy floor 74%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 Aztec Dr Burkburnett, TX	3.0	2.0	2178	$2,500	$1.15	43d	1	0.39mi
1310 Eleanor St Burkburnett, TX	4.0	2.0	1403	$2,400	$1.71	43d	1	1.29mi

Listing history 20 events

1. 2026-06-19
   days on market $185,000 Active 210 DOM
2. 2026-06-18
   days on market $185,000 Active 209 DOM
3. 2026-06-17
   days on market $185,000 Active 208 DOM
4. 2026-06-16
   days on market $185,000 Active 207 DOM
5. 2026-06-15
   days on market $185,000 Active 206 DOM
6. 2026-06-14
   days on market $185,000 Active 204 DOM
7. 2026-06-13
   days on market $185,000 Active 203 DOM
8. 2026-06-10
   days on market $185,000 Active 201 DOM
9. 2026-06-09
   days on market $185,000 Active 200 DOM
10. 2026-06-08
    days on market $185,000 Active 199 DOM
11. 2026-06-07
    days on market $185,000 Active 198 DOM
12. 2026-06-05
    days on market $185,000 Active 195 DOM
13. 2026-06-03
    days on market $185,000 Active 194 DOM
14. 2026-06-02
    days on market $185,000 Active 193 DOM
15. 2026-06-01
    pricedays on marketlisting id $185,000 Active 192 DOM
16. 2026-05-31
    days on market $210,000 Active 126 DOM
17. 2026-05-30
    days on market $210,000 Active 125 DOM
18. 2026-04-27
    price $185,000 497-char remark

    Show marketing remark (497 chars)

    Spacious 3-bed, 3-bath home with 2,084 sq ft on a corner lot in Burkburnett ISD attendance zone. Two living areas, updated Andersen windows, and an isolated primary suite with flexible use. Walkable neighborhood. Close proximity to Friendship Park and community water park. Two driveways and layout offer potential for future duplex conversion, buyer to verify. Fixer-upper with a motivated seller. This home is ideal for value-add buyers or investors. Call today to schedule your private showing.

19. 2026-01-25
    listed $210,000 Active 630-char remark

    Show marketing remark (630 chars)

    Spacious 3-bedroom, 3-bath home with 2,084 sq ft on a corner lot in Burkburnett ISD. Flexible floor plan includes two living areas and an isolated primary suite that could function as a mother-in-law suite. Updated Andersen windows improve energy efficiency and natural light. Two separate driveways and the layout offer strong potential for future duplex conversion, buyer to verify. Located in a walkable, well-kept neighborhood near Friendship Park and the community pool with splash pad. This is a true fixer-upper with a motivated seller...ideal for an investor or a buyer ready to add value through updates and sweat equity.

20. 2025-11-21
    listed $210,000 Active 497-char remark

    Show marketing remark (497 chars)

    Spacious 3-bed, 3-bath home with 2,084 sq ft on a corner lot in Burkburnett ISD attendance zone. Two living areas, updated Andersen windows, and an isolated primary suite with flexible use. Walkable neighborhood. Close proximity to Friendship Park and community water park. Two driveways and layout offer potential for future duplex conversion, buyer to verify. Fixer-upper with a motivated seller. This home is ideal for value-add buyers or investors. Call today to schedule your private showing.

ⓘ 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: $4,788 · $399/mo
• Projected year-2 tax: $4,788 · $399/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 8/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $29,790
• − Mortgage interest: −$10,363
• − Property taxes: −$4,788
• − Insurance: −$925
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − Depreciation: −$5,382
• Taxable income: $3,566
• Est. tax owed @ 24.0%: −$856
• After-tax cash flow: $5,323/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: Burkburnett ISD
• NCES district ID: 4812120
• Math proficiency: 35% ▼ -6.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $53,346
• Composite: 29.44/100
• National rank: #6519
• State rank: #529 of 826 in TX

Livability — Burkburnett

• Score: 70/100
• State rank: #345
• US rank: #7548

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D+ Housing A+ Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burkburnett, TX
• Population (ZIP): 11,822

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: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 8% Black 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Slovak 5% Iranian 4% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5% Other Indo-European 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: ▼ -87.48%
• Current HPI: 166.3827
• Rent YoY: —
• Metro: —
• 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

-11.9% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $185,000 WFAOR
• 2026-01-25 Listed $210,000 NTREIS
• 2025-11-21 Listed $210,000 WFAOR

Property tax history

+4.7%/yr

Latest (2025): $4,788 · +11.2% YoY. Source: county tax records.