4111 Seabury Dr · Wichita Falls, TX 76308

$223,000

3 bd · 2.0 ba · 2,028 sqft · SingleFamily public records · 203 Days on market

Built 1980 $110/sqft · 16% below area Est $265k · 16% under

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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).

• ARV discount +14.7/15.0
• Cash flow +8.2/30.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 1.5-story townhome located in the highly sought-after Quail Creek community. 3 generously sized bedrooms—2 upstairs and a primary suite on the main level—along with 2 bathrooms & 2,028 sq. ft. , this home is designed for both convenience and style. The kitchen features bar seating, a convenient pantry, and stainless steel appliances. Enjoy direct access to the centrally located patio from either the primary suite or the kitchen. The HOA fee includes yard maintenance and pool access!

Key facts

• Pool access
• Convenient pantry
• Bar seating

Tags

• BAR SEATING
• CONVENIENT PANTRY
• STAINLESS STEEL APPLIANCES
• DIRECT ACCESS TO PATIO
• POOL ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (16.3% below list).
• Recommended offer: $186k (16.7% below list) — sets the bar for cash-flow.

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 (+3.8%/yr); 130 active listings in the ZIP; 4 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 203 days — a 12% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $17k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood 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 $185,760 (16.7% 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 203 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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: 0.84% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 10.0

CMA / ARV

• ARV (median comp): $265,448
• List price: $223,000
• Delta: -15.99%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4300 Gorman Rd	0.65mi	4/2.0 (+1)	2,127 (+5%)	20mo	$299,900	$141	40

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 · 3.77% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.23×
• Total profit: $-47,987
• Equity at exit: $33,250

10-year hold

• IRR: -14.0%
• Equity multiple: 0.16×
• Total profit: $-52,522
• Equity at exit: $19,281

Cash invested: $62,440 (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 76308

• Rents YoY: 3.8%
• Active inventory: 130
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,867 medium
• Mortgage (P&I): −$1,169
• Tax from tax record: −$424 /mo · $5,085/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-211

Break-even live

Break-even rent $2,134

Max offer price $185,760

Occupancy floor —

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: $55,750
• Closing costs: $6,690
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Arlington St Wichita Falls, TX	3.0	3.0	2276	$2,100	$0.92	44d	1	0.50mi
4739 Augusta Ln Wichita Falls, TX	3.0	2.0	1600	$1,600	$1.00	44d	1	0.93mi
1556 Singleton Ave Wichita Falls, TX	3.0	2.0	1830	$1,950	$1.07	44d	1	1.10mi
5021 Taft Blvd Wichita Falls, TX	1.0–3.0	1.0–2.0	1236	$1,775	$1.44	44d	8	1.16mi

Listing history 29 events

1. 2026-06-19
   days on market $223,000 Active 203 DOM
2. 2026-06-18
   days on market $223,000 Active 202 DOM
3. 2026-06-17
   days on market $223,000 Active 201 DOM
4. 2026-06-16
   days on market $223,000 Active 200 DOM
5. 2026-06-15
   days on market $223,000 Active 199 DOM
6. 2026-06-14
   days on market $223,000 Active 197 DOM
7. 2026-06-13
   days on market $223,000 Active 196 DOM
8. 2026-06-10
   days on market $223,000 Active 194 DOM
9. 2026-06-09
   days on market $223,000 Active 193 DOM
10. 2026-06-08
    days on market $223,000 Active 192 DOM
11. 2026-06-07
    days on market $223,000 Active 191 DOM
12. 2026-06-05
    days on market $223,000 Active 188 DOM
13. 2026-06-02
    days on market $223,000 Active 186 DOM
14. 2026-06-01
    days on market $223,000 Active 185 DOM
15. 2026-05-31
    days on market $223,000 Active 184 DOM
16. 2026-05-30
    days on market $223,000 Active 183 DOM
17. 2026-05-13
    price $223,000 530-char remark

    Show marketing remark (530 chars)

    Welcome to this charming 1.5-story townhome located in the highly sought-after Quail Creek community. 3 generously sized bedrooms—2 upstairs and a primary suite on the main level—along with 2 bathrooms & 2,028 sq. ft. , this home is designed for both convenience and style. The kitchen features bar seating, a convenient pantry, and stainless steel appliances. Enjoy direct access to the centrally located patio from either the primary suite or the kitchen. The HOA fee includes yard maintenance and pool access!

18. 2026-03-12
    price $225,000 530-char remark

    Show marketing remark (530 chars)

    Welcome to this charming 1.5-story townhome located in the highly sought-after Quail Creek community. 3 generously sized bedrooms—2 upstairs and a primary suite on the main level—along with 2 bathrooms & 2,028 sq. ft. , this home is designed for both convenience and style. The kitchen features bar seating, a convenient pantry, and stainless steel appliances. Enjoy direct access to the centrally located patio from either the primary suite or the kitchen. The HOA fee includes yard maintenance and pool access!

19. 2026-01-15
    price $234,900 530-char remark

    Show marketing remark (530 chars)

    Welcome to this charming 1.5-story townhome located in the highly sought-after Quail Creek community. 3 generously sized bedrooms—2 upstairs and a primary suite on the main level—along with 2 bathrooms & 2,028 sq. ft. , this home is designed for both convenience and style. The kitchen features bar seating, a convenient pantry, and stainless steel appliances. Enjoy direct access to the centrally located patio from either the primary suite or the kitchen. The HOA fee includes yard maintenance and pool access!

20. 2025-11-25
    listed $240,000 Active 530-char remark

    Show marketing remark (530 chars)

    Welcome to this charming 1.5-story townhome located in the highly sought-after Quail Creek community. 3 generously sized bedrooms—2 upstairs and a primary suite on the main level—along with 2 bathrooms & 2,028 sq. ft. , this home is designed for both convenience and style. The kitchen features bar seating, a convenient pantry, and stainless steel appliances. Enjoy direct access to the centrally located patio from either the primary suite or the kitchen. The HOA fee includes yard maintenance and pool access!

21. 2024-08-23
    historical
22. 2024-03-28
    price $229,500
23. 2024-02-23
    price $234,900
24. 2024-01-09
    price $247,000
25. 2024-01-04
    listed $249,900 Active
26. 2021-11-23
    soldstatus
27. 2021-11-22
    soldstatus
28. 2021-07-21
    listed $220,000
29. 2005-04-01
    soldstatus

ⓘ 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: $5,085 · $424/mo
• Projected year-2 tax: $5,085 · $424/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 6/10 Major FEMA zone X (shaded) · 75% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 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: $22,410
• − Mortgage interest: −$12,491
• − Property taxes: −$5,085
• − Insurance: −$1,115
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$6,487
• Taxable loss: −$6,355
• Est. tax savings @ 24.0%: +$1,525
• After-tax cash flow: $-1,005/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): 21,896
• Household income: $74,772
• Rent vs Own: 47.7% rent · 52.3% own
• Severe rent burden: 708.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 16% Black 9% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Serbian 2% Italian 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 6% Arabic 1% German/W. Germanic 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: ▼ -118.47%
• Current HPI: 177.1989
• Rent YoY: ▲ 3.77%
• 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

+1.4% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $223,000 WFAOR
• 2026-03-12 Price Changed $225,000 WFAOR
• 2026-01-15 Price Changed $234,900 WFAOR
• 2025-11-25 Listed $240,000 WFAOR
• 2024-08-23 Listing Removed — NTREIS
• 2024-03-28 Price Changed $229,500 WFAOR
• 2024-02-23 Price Changed $234,900 WFAOR
• 2024-01-09 Price Changed $247,000 WFAOR
• 2024-01-04 Listed $249,900 NTREIS
• 2021-11-23 Sold (Public Records) — Public Records
• 2021-11-22 Sold (MLS) — WFAOR
• 2021-07-21 Listed $220,000 WFAOR
• 2005-04-01 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $5,085 · -1.8% YoY. Source: county tax records.