8100 Knoxville Dr · Amarillo, TX 79118

$285,500

3 bd · 2.0 ba · 1,603 sqft · SingleFamily public records · 58 Days on market

Built 2012 ↓ 2% 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 +10.2/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this fantastic home on a spacious corner lot in the highly sought-after City View neighborhood! Located within walking distance to City View Elementary, this home offers both convenience and a great location. This inviting property offers an open-concept layout filled with natural light, enhanced by beautiful shutters that add charm and style throughout. Step outside to a large grilling deck perfect for entertaining family and friends while the turfed dog run and secure fencing make it ideal for your furry companions. Inside, updated paint tones create a clean, modern backdrop. The isolated primary suite offers privacy and comfort, complete with a generous walk-in closet. This home truly blends functionality, style, and outdoor living! You won't want to miss this one!

Key facts

• Large grilling deck
• Turfed dog run
• Secure fencing

Tags

• CORNER LOT
• OPEN-CONCEPT LAYOUT
• LARGE GRILLING DECK
• TURFED DOG RUN
• SECURE FENCING
• ISOLATED PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (16.5% below list).
• Recommended offer: $239k (16.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#624 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, schools D, crime F.
• Canyon ISD (town): math 60% / reading 54% proficiency, ranked #78 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.5%/yr); 276 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 45 units permitted in Randall County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($88k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Randall County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,535 (16.5% 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 58 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.84% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.52% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.37×
• Total profit: $-50,365
• Equity at exit: $42,569

10-year hold

• IRR: -5.2%
• Equity multiple: 0.62×
• Total profit: $-30,103
• Equity at exit: $24,685

Cash invested: $79,940 (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 79118

• Rents YoY: 5.5%
• Active inventory: 276
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,385 high
• Mortgage (P&I): −$1,497
• Tax from tax record: −$431 /mo · $5,176/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-163

Break-even live

Break-even rent $2,592

Max offer price $256,701

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: $71,375
• Closing costs: $8,565
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8401 San Antonio Dr Amarillo, TX	3.0	2.0	2003	$2,895	$1.45	20d	1	0.52mi
7303 Rochester Amarillo, TX	4.0	2.0	1965	$2,500	$1.27	43d	1	0.61mi
7207 Mercury Trl Amarillo, TX	3.0	2.0	1663	$2,350	$1.41	20d	1	1.12mi
6904 Mercury Trl Amarillo, TX	3.0	2.0	1480	$2,100	$1.42	20d	1	1.23mi
2715 Steves Way Amarillo, TX	3.0	2.0	1627	$1,800	$1.11	43d	1	1.36mi
6711 Athens St Amarillo, TX	3.0	2.0	1350	$1,975	$1.46	13d	1	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $285,500 Active 58 DOM
2. 2026-06-17
   days on market $285,500 Active 57 DOM
3. 2026-06-16
   days on market $285,500 Active 56 DOM
4. 2026-06-15
   days on market $285,500 Active 55 DOM
5. 2026-06-14
   days on market $285,500 Active 53 DOM
6. 2026-06-13
   days on market $285,500 Active 52 DOM
7. 2026-06-10
   days on market $285,500 Active 50 DOM
8. 2026-06-09
   days on market $285,500 Active 49 DOM
9. 2026-06-08
   days on market $285,500 Active 48 DOM
10. 2026-06-07
    days on market $285,500 Active 47 DOM
11. 2026-06-05
    days on market $285,500 Active 44 DOM
12. 2026-06-03
    days on market $285,500 Active 43 DOM
13. 2026-06-02
    days on market $285,500 Active 42 DOM
14. 2026-06-01
    days on market $285,500 Active 41 DOM
15. 2026-05-31
    days on market $285,500 Active 40 DOM
16. 2026-05-30
    days on market $285,500 Active 39 DOM
17. 2026-05-19
    price $285,500 789-char remark

    Show marketing remark (789 chars)

    Welcome to this fantastic home on a spacious corner lot in the highly sought-after City View neighborhood! Located within walking distance to City View Elementary, this home offers both convenience and a great location. This inviting property offers an open-concept layout filled with natural light, enhanced by beautiful shutters that add charm and style throughout. Step outside to a large grilling deck perfect for entertaining family and friends while the turfed dog run and secure fencing make it ideal for your furry companions. Inside, updated paint tones create a clean, modern backdrop. The isolated primary suite offers privacy and comfort, complete with a generous walk-in closet. This home truly blends functionality, style, and outdoor living! You won't want to miss this one!

18. 2026-04-21
    listed $289,500 Active 789-char remark

    Show marketing remark (789 chars)

    Welcome to this fantastic home on a spacious corner lot in the highly sought-after City View neighborhood! Located within walking distance to City View Elementary, this home offers both convenience and a great location. This inviting property offers an open-concept layout filled with natural light, enhanced by beautiful shutters that add charm and style throughout. Step outside to a large grilling deck perfect for entertaining family and friends while the turfed dog run and secure fencing make it ideal for your furry companions. Inside, updated paint tones create a clean, modern backdrop. The isolated primary suite offers privacy and comfort, complete with a generous walk-in closet. This home truly blends functionality, style, and outdoor living! You won't want to miss this one!

19. 2024-04-08
    soldstatus Closed 570-char remark

    Show marketing remark (570 chars)

    PRICE IMPROVEMENT Fantastic home sitting on a large corner lot in the highly sought after City View neighborhood. You will appreciate how the open concept gives the house a light and airy feel. The backyard has a large grilling deck area making it perfect for entertaining family and friends. The turfed dog run and fenced lookouts will make your fur babies feel right at home. The updated fresh paint colors make it easy for you to incorporate your personal style. The isolated master features a large walk in closet. DO NOT MISS THE OPPORTUNITY TO CALL THIS ONE HOME.

20. 2024-04-08
    soldstatus

    Show marketing remark (570 chars)

    PRICE IMPROVEMENT Fantastic home sitting on a large corner lot in the highly sought after City View neighborhood. You will appreciate how the open concept gives the house a light and airy feel. The backyard has a large grilling deck area making it perfect for entertaining family and friends. The turfed dog run and fenced lookouts will make your fur babies feel right at home. The updated fresh paint colors make it easy for you to incorporate your personal style. The isolated master features a large walk in closet. DO NOT MISS THE OPPORTUNITY TO CALL THIS ONE HOME.

21. 2024-03-07
    historical Active Under Contract 570-char remark

    Show marketing remark (570 chars)

    PRICE IMPROVEMENT Fantastic home sitting on a large corner lot in the highly sought after City View neighborhood. You will appreciate how the open concept gives the house a light and airy feel. The backyard has a large grilling deck area making it perfect for entertaining family and friends. The turfed dog run and fenced lookouts will make your fur babies feel right at home. The updated fresh paint colors make it easy for you to incorporate your personal style. The isolated master features a large walk in closet. DO NOT MISS THE OPPORTUNITY TO CALL THIS ONE HOME.

22. 2024-02-29
    listed $263,900 Active 570-char remark

    Show marketing remark (570 chars)

    PRICE IMPROVEMENT Fantastic home sitting on a large corner lot in the highly sought after City View neighborhood. You will appreciate how the open concept gives the house a light and airy feel. The backyard has a large grilling deck area making it perfect for entertaining family and friends. The turfed dog run and fenced lookouts will make your fur babies feel right at home. The updated fresh paint colors make it easy for you to incorporate your personal style. The isolated master features a large walk in closet. DO NOT MISS THE OPPORTUNITY TO CALL THIS ONE HOME.

23. 2024-02-16
    price $275,000
24. 2024-01-19
    historical
25. 2023-12-10
    price $280,000
26. 2023-11-24
    listed $290,000 Active
27. 2023-11-24
    price $290,000
28. 2023-11-15
    price $290,000

ⓘ 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: $5,176 · $431/mo
• Projected year-2 tax: $5,225 · $435/mo
• Expected delta: +$49/yr (+$4/mo · 0.9%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,624
• − Mortgage interest: −$15,992
• − Property taxes: −$5,176
• − Insurance: −$1,428
• − Repairs & maintenance: −$2,290
• − Management: −$2,290
• − Depreciation: −$8,305
• Taxable loss: −$6,857
• Est. tax savings @ 24.0%: +$1,646
• After-tax cash flow: $-311/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: Canyon ISD
• NCES district ID: 4812810
• Math proficiency: 60% ▼ -1.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $65,177
• Composite: 50.07/100
• National rank: #1912
• State rank: #78 of 826 in TX

Livability — Amarillo

• Score: 66/100
• State rank: #624
• US rank: #11876

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amarillo, TX
• County: Randall County · 137,351 people
• City population: 185,802
• Metro: Amarillo, TX
• Population (ZIP): 28,107
• Household income: $87,810
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 367.0

Population outlook (Randall County) Hauer SSP2

• Today (2025): 152,140 people
• By 2030: 163,107 · +7.2%
• By 2040: 184,999 · +21.6%
• By 2050: 206,948 · +36.0%
• By 2075: 260,204 · +71.0%
• By 2100: 294,980 · +93.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Hispanic / Latino 35% Two or more races 18% Black 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% Vietnamese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Randall

• 2024 margin: Solid R (+60.4) · D 19.4% · R 79.8%
• 2008→2024 swing: +2.3pp toward D · 2008: -62.7pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.8 2016: R+65.1 2012: R+68.2 2008: R+62.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.59%
• Current HPI: 162.5206
• Rent YoY: ▲ 5.52%
• Metro: Amarillo, 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

-1.6% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $285,500 AARMLS
• 2026-04-21 Listed $289,500 AARMLS
• 2024-04-08 Sold (Public Records) — Public Records
• 2024-04-08 Sold (MLS) — AARMLS
• 2024-03-07 Contingent — AARMLS
• 2024-02-29 Listed $263,900 AARMLS
• 2024-02-16 Price Changed $275,000 AARMLS
• 2024-01-19 Delisted — AARMLS
• 2023-12-10 Price Changed $280,000 AARMLS
• 2023-11-24 Listed $290,000 AARMLS
• 2023-11-24 Price Changed $290,000 AARMLS
• 2023-11-15 Price Changed $290,000 AARMLS

Property tax history

+4.2%/yr

Latest (2025): $5,176 · +6.7% YoY. Source: county tax records.