1309 Christine Rd · Wichita Falls, TX 76302

$180,000

3 bd · 2.0 ba · 1,705 sqft · SingleFamily public records · 11 Days on market

Built 1959 Est $220k · 18% under

---

Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• 1% rule +4.6/10.0
• DSCR +4.5/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in the highly sought-after Legacy School District! This home offers great curb appeal, solid bones, & endless potential for the buyer ready to make it their own. The spacious living room features a woodburning fireplace & built-ins, while the kitchen offers ample cabinet space & a functional layout. Generously sized bedrooms provide plenty of room to grow. A hidden room off the garage makes the perfect office, man cave, craft room, or hobby space. Enjoy the large covered patio out back!

Key facts

• Hidden room
• Large covered patio
• Ample cabinet space

Tags

• WOODBURNING FIREPLACE
• BUILT-INS
• AMPLE CABINET SPACE
• FUNCTIONAL LAYOUT
• HIDDEN ROOM
• LARGE COVERED PATIO

Property features AI

Exterior

• Parking: Attached garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story; North-facing
• Construction: Brick construction; Slab foundation
• Exterior features: Covered porch and patio; Storm door(s); Fenced yard; Composition roof

Interior

• Kitchen: Range; Oven; Electric cooktop; Electric oven; Microwave; Dishwasher; Disposal
• Flooring: Carpet; Tile
• Bathrooms: One half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Pantry; Storm windows; Family room fireplace (gas and wood burning)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $43 ($513/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (4.4% below list).
• Recommended offer: $172k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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+, 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: Southern Hills El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 431 students, 83% FRL); Barwise Middle (math 30% / reading 27%, grade F, #1,122 of 1,662 statewide, top 69%, 1,017 students, 73% FRL) — zoned schools average 78% FRL vs 54% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 77 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent runs 35% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $172,120 (4.4% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $219,945
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1537 Sweetbriar Dr	0.70mi	3/2.0	1,935 (+14%)	14mo	$250,000	$129	34

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-26,372
• Equity at exit: $26,839

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-19,168
• Equity at exit: $15,563

Cash invested: $50,400 (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 76302

• Home prices YoY: -34.7%
• Active inventory: 77
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,721 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$298 /mo · $3,576/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $43

Break-even live

Break-even rent $1,667

Max offer price $180,000

Occupancy floor 93%

Sensitivity live

Price	-10% $145	-5% $94	+0% $43	+5% $-8	+10% $-59
Rent	-10% $-93	-5% $-25	+0% $43	+5% $111	+10% $179
Rate	-1.0pp $133	-0.5pp $89	base $43	+0.5pp $-4	+1.0pp $-51

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1514 Christine Rd Wichita Falls, TX	3.0	2.0	1275	$1,600	$1.25	46d	1	0.34mi
4739 Augusta Ln Wichita Falls, TX	3.0	2.0	1600	$1,600	$1.00	45d	1	1.16mi
4000 Weeks Park Ln Wichita Falls, TX	1.0–3.0	1.0–2.0	870	$1,425	$1.64	45d	12	1.28mi
1556 Singleton Ave Wichita Falls, TX	3.0	2.0	1830	$1,950	$1.07	45d	1	1.33mi

Listing history 9 events

1. 2026-06-22
   days on market $180,000 Active 11 DOM
2. 2026-06-19
   days on market $180,000 Active 9 DOM
3. 2026-06-18
   days on market $180,000 Active 8 DOM
4. 2026-06-17
   days on market $180,000 Active 7 DOM
5. 2026-06-16
   days on market $180,000 Active 6 DOM
6. 2026-06-15
   days on market $180,000 Active 5 DOM
7. 2026-06-14
   days on market $180,000 Active 3 DOM
8. 2026-06-13
   remarks 515-char remark
9. 2026-06-13
   listed $180,000 Active 2 DOM

ⓘ 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: $3,576 · $298/mo
• Projected year-2 tax: $3,576 · $298/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 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: $20,654
• − Mortgage interest: −$10,083
• − Property taxes: −$3,576
• − Insurance: −$900
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$5,236
• Taxable loss: −$2,446
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $1,100/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): 11,932
• Household income: $59,590
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 478.0

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 0.55)
• Race & ethnicity: White 63% Hispanic / Latino 19% Black 11% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 15% Puerto Rican 1%
• Common ancestry: Slovak 2% Romanian 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 10% Other Asian/Pacific 3% Russian/Polish/Slavic 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: ▼ -101.67%
• Current HPI: 191.4059
• Rent YoY: —
• 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

2 events — show timeline

• 2026-06-10 Listed $180,000 WFAOR
• 2021-03-05 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,576 · +5.7% YoY. Source: county tax records.