220 W Wichita St · Miami, TX 79059

$164,900

4 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 235 Days on market

Built 1950 ↓ 6% since listing

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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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.2/10.0

Listing remarks MLS

This inviting 4 bedroom, 1.75 bath, 2-story home sits on a well-maintained corner lot and includes an additional 70x150 lot, perfect for expanding the backyard, building a shop, or creating your dream outdoor space. Inside, enjoy a beautifully updated kitchen with walk-in pantry and cozy breakfast nook, plus a formal dining area and original staircase that adds timeless charm. Bathrooms have been stylishly updated, and hardwood flooring runs throughout both levels. Upstairs features three bedrooms with easy access to attic storage spaces. Outside, you'll love the fenced backyard, detached garage, and utility shop located behind the property—great for projects, storage, or hobbies.

Key facts

• Additional lot
• Formal dining area
• Updated kitchen

Tags

• WELL MAINTAINED CORNER LOT
• ADDITIONAL LOT
• UPDATED KITCHEN
• WALK IN PANTRY
• FORMAL DINING AREA
• STYLISHLY UPDATED BATHROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (28.0% below list).
• Recommended offer: $119k (28.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#945 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, employment B; Watch: crime F, amenities F, commute F.
• Miami ISD (rural): math 40% / reading 50% proficiency, ranked #479 of 1,141 in TX (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Roberts County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,676 (28.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F 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. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.12%
• DSCR: 0.82
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.7%
• Equity multiple: 1.21×
• Total profit: $9,771
• Equity at exit: $74,146

10-year hold

• IRR: 7.0%
• Equity multiple: 2.06×
• Total profit: $48,930
• Equity at exit: $114,268

Cash invested: $46,172 (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 79059

• Active inventory: 9
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$162 /mo · $1,949/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-158

Break-even live

Break-even rent $1,387

Max offer price $136,929

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-112	+0% $-158	+5% $-205	+10% $-252
Rent	-10% $-252	-5% $-205	+0% $-158	+5% $-111	+10% $-65
Rate	-1.0pp $-75	-0.5pp $-116	base $-158	+0.5pp $-201	+1.0pp $-245

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-13
   status Pending 695-char remark

   Show marketing remark (695 chars)

   This inviting 4 bedroom, 1.75 bath, 2-story home sits on a well-maintained corner lot and includes an additional 70x150 lot, perfect for expanding the backyard, building a shop, or creating your dream outdoor space. Inside, enjoy a beautifully updated kitchen with walk-in pantry and cozy breakfast nook, plus a formal dining area and original staircase that adds timeless charm. Bathrooms have been stylishly updated, and hardwood flooring runs throughout both levels. Upstairs features three bedrooms with easy access to attic storage spaces. Outside, you'll love the fenced backyard, detached garage, and utility shop located behind the property—great for projects, storage, or hobbies.

2. 2026-05-05
   historical Active Under Contract 695-char remark

   Show marketing remark (695 chars)

   This inviting 4 bedroom, 1.75 bath, 2-story home sits on a well-maintained corner lot and includes an additional 70x150 lot, perfect for expanding the backyard, building a shop, or creating your dream outdoor space. Inside, enjoy a beautifully updated kitchen with walk-in pantry and cozy breakfast nook, plus a formal dining area and original staircase that adds timeless charm. Bathrooms have been stylishly updated, and hardwood flooring runs throughout both levels. Upstairs features three bedrooms with easy access to attic storage spaces. Outside, you'll love the fenced backyard, detached garage, and utility shop located behind the property—great for projects, storage, or hobbies.

3. 2026-01-06
   price $164,900 695-char remark

   Show marketing remark (695 chars)

   This inviting 4 bedroom, 1.75 bath, 2-story home sits on a well-maintained corner lot and includes an additional 70x150 lot, perfect for expanding the backyard, building a shop, or creating your dream outdoor space. Inside, enjoy a beautifully updated kitchen with walk-in pantry and cozy breakfast nook, plus a formal dining area and original staircase that adds timeless charm. Bathrooms have been stylishly updated, and hardwood flooring runs throughout both levels. Upstairs features three bedrooms with easy access to attic storage spaces. Outside, you'll love the fenced backyard, detached garage, and utility shop located behind the property—great for projects, storage, or hobbies.

4. 2025-09-19
   listed $175,000 Active 695-char remark

   Show marketing remark (695 chars)

   This inviting 4 bedroom, 1.75 bath, 2-story home sits on a well-maintained corner lot and includes an additional 70x150 lot, perfect for expanding the backyard, building a shop, or creating your dream outdoor space. Inside, enjoy a beautifully updated kitchen with walk-in pantry and cozy breakfast nook, plus a formal dining area and original staircase that adds timeless charm. Bathrooms have been stylishly updated, and hardwood flooring runs throughout both levels. Upstairs features three bedrooms with easy access to attic storage spaces. Outside, you'll love the fenced backyard, detached garage, and utility shop located behind the property—great for projects, storage, or hobbies.

ⓘ 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: $1,949 · $162/mo
• Projected year-2 tax: $3,018 · $251/mo
• Expected delta: +$1,069/yr (+$89/mo · 54.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,241
• − Mortgage interest: −$9,237
• − Property taxes: −$1,949
• − Insurance: −$824
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$4,797
• Taxable loss: −$4,845
• Est. tax savings @ 24.0%: +$1,163
• After-tax cash flow: $-737/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: Miami ISD
• NCES district ID: 4830480
• Math proficiency: 40% ▼ -15.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $61,573
• Composite: 41.95/100
• National rank: #7103
• State rank: #479 of 1141 in TX

Livability — Miami

• Score: 62/100
• State rank: #945
• US rank: #16835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami, TX
• Population (ZIP): 669

Population outlook (Roberts County) Hauer SSP2

• Today (2025): 977 people
• By 2030: 984 · +0.7%
• By 2040: 1,024 · +4.8%
• By 2050: 1,063 · +8.8%
• By 2075: 1,202 · +23.0%
• By 2100: 1,289 · +31.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 3%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Iranian 4% European 2%
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 2%

Political lean MEDSL · Roberts

• 2024 margin: Solid R (+92.5) · D 3.5% · R 96.0%
• 2008→2024 swing: -8.3pp toward R · 2008: -84.2pp · 2024: -92.5pp
• All cycles: 2024: R+92.5 2020: R+93.1 2016: R+91.6 2012: R+87.2 2008: R+84.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-5.8% since first listed

4 events — show timeline

• 2026-05-13 Pending — AARMLS
• 2026-05-05 Contingent — AARMLS
• 2026-01-06 Price Changed $164,900 AARMLS
• 2025-09-19 Listed $175,000 AARMLS

Property tax history

+3.7%/yr

Latest (2025): $1,949 · -8.8% YoY. Source: county tax records.