1904 W Jentsch Rd · Wichita Falls, TX 76310

$174,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 26 Days on market

Built 2001 Fair condition

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Wonderful country living and just minutes from the city. Located at the corner of FM 1954 and W Jentsch Road is this 3 bedroom, 2 bath home with an attached 2 vehicle garage. Wonderful kitchen and a covered patio. This home is situated on 5.210 acres with an attached workshop and 2 outbuildings. A lot of privacy with this property.

Key facts

• Garage
• Built 2001
• Listed 26 days

Property features AI

Exterior

• Parking: Attached garage
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence with acreage; Single-story; Faces northeast
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered patio/porch; Irregular-shaped lot; Outbuilding; Workshop

Interior

• Kitchen: Dishwasher
• Flooring: Carpet; Laminate
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Dishwasher

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $171k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Archer City ISD (rural): math 56% / reading 63% proficiency, ranked #79 of 826 in TX (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.8%/yr); 151 active listings in the ZIP; solid renter incomes; 25 units permitted in Archer County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Archer County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $171,390 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.83% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.88×
• Total profit: $-5,723
• Equity at exit: $25,944

10-year hold

• IRR: 11.5%
• Equity multiple: 2.10×
• Total profit: $53,608
• Equity at exit: $15,044

Cash invested: $48,720 (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 76310

• Home prices YoY: -25.9%
• Rents YoY: 7.8%
• Active inventory: 151
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$912
• Tax est. 1.5%: −$218 /mo · $2,610/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $209

Break-even live

Break-even rent $1,522

Max offer price $174,000

Occupancy floor 83%

Sensitivity live

Price	-10% $330	-5% $270	+0% $209	+5% $149	+10% $89
Rent	-10% $68	-5% $139	+0% $209	+5% $280	+10% $351
Rate	-1.0pp $297	-0.5pp $254	base $209	+0.5pp $164	+1.0pp $118

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-02
   days on market $174,000 Active 26 DOM
2. 2026-06-01
   days on market $174,000 Active 25 DOM
3. 2026-05-31
   days on market $174,000 Active 24 DOM
4. 2026-05-30
   days on market $174,000 Active 23 DOM
5. 2026-05-09
   status Active 333-char remark
6. 2026-05-05
   historical 333-char remark
7. 2026-05-03
   listed $174,000 Active 333-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $21,446
• − Mortgage interest: −$9,747
• − Property taxes: −$2,610
• − Insurance: −$870
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$5,062
• Taxable loss: −$274
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $2,579/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 · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, including updating the kitchen and painting interior walls, to improve its condition and value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor kitchen countertops — slight wear
• Minor kitchen appliances — slight wear

Value-add opportunities

• Both paint interior walls — Fresh paint can make a significant difference in the home's appearance and value
• Both update kitchen cabinets and countertops — New cabinets and countertops can greatly enhance the kitchen's functionality and aesthetic appeal
• Both landscaping and curb appeal — A well-maintained yard and curb appeal can increase the home's resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
kitchen countertops · slight wear	Minor	$500–3,000
kitchen appliances · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Both update kitchen cabinets and countertops — New cabinets and countertops can greatly enhance the kitchen's functionality and aesthetic appeal ↑
• Both landscaping and curb appeal — A well-maintained yard and curb appeal can increase the home's resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Archer City ISD
• NCES district ID: 4808610
• Math proficiency: 56% ▼ -10.00%
• Reading proficiency: 63% ▼ -2.00%
• Median HH income: $43,782
• Composite: 50.04/100
• National rank: #1917
• State rank: #79 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

• County: Wichita County · 95,694 people
• City population: 95,694
• Metro: Wichita Falls, TX
• Population (ZIP): 19,029
• Household income: $82,183
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 263.0

Population outlook (Archer County) Hauer SSP2

• Today (2025): 8,158 people
• By 2030: 7,855 · -3.7%
• By 2040: 7,120 · -12.7%
• By 2050: 6,320 · -22.5%
• By 2075: 4,842 · -40.6%
• By 2100: 3,527 · -56.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 13% Two or more races 10% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 6% · Canada, Vietnam, South Korea
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Archer

• 2024 margin: Solid R (+79.3) · D 10.1% · R 89.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -65.4pp · 2024: -79.3pp
• All cycles: 2024: R+79.3 2020: R+80.4 2016: R+79.4 2012: R+73.8 2008: R+65.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.37%
• Current HPI: 176.0321
• Rent YoY: ▲ 7.83%
• 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

5 events — show timeline

• 2026-06-12 Sold (MLS) — WFAOR
• 2026-06-02 Delisted — WFAOR
• 2026-05-09 Relisted — WFAOR
• 2026-05-05 Delisted — WFAOR
• 2026-05-03 Listed $174,000 WFAOR