1518 S Pierce St · Amarillo, TX 79101

$89,000

2 bd · 1.0 ba · 1,206 sqft · SingleFamily public records · 26 Days on market

Built 1920

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

INVESTMENT ALERT!!! PART OF A PACKAGE DEAL 14 PROPERTIES INCLUDED AT SALE PRICE $1,327,000.00 . This property is tenant occupied. We will have rent rolls available for the interested purchaser.

Key facts

• Built 1920
• Listed 26 days

Property features AI

Finance

• Other: Located in NE Amarillo within city limits

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding and frame construction; Pillar/post/pier foundation
• Exterior features: Chain link fencing; Composition roof

Interior

• Kitchen: Range (stove)
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s)
• Interior features: Ceiling fan(s); Range (stove)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

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.
• Amarillo ISD (urban): math 44% / reading 41% proficiency, ranked #336 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,214 units permitted in Potter County in 2024 (650 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($615 loan paydown + $1k appreciation (1.4% local appreciation)).
• At projected returns (1.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 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?
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: 1.42% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.33%
• DSCR: 1.73
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.01×
• Total profit: $25,112
• Equity at exit: $32,294

10-year hold

• IRR: 22.0%
• Equity multiple: 3.76×
• Total profit: $68,843
• Equity at exit: $44,435

Cash invested: $24,920 (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 79101

• Home prices YoY: 0.8%
• Active inventory: 23
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$467
• Tax from tax record: −$158 /mo · $1,895/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $339

Break-even live

Break-even rent $838

Max offer price $89,000

Occupancy floor 68%

Sensitivity live

Price	-10% $390	-5% $364	+0% $339	+5% $314	+10% $289
Rent	-10% $239	-5% $289	+0% $339	+5% $389	+10% $439
Rate	-1.0pp $384	-0.5pp $362	base $339	+0.5pp $316	+1.0pp $293

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 SW 17th Ave Amarillo, TX	1.0	1.0	1008	$650	$0.64	21d	1	0.59mi
709 SW 14th Ave Unit 4 Amarillo, TX	1.0	1.0	700	$695	$0.99	21d	1	0.65mi
901 S Roberts St Amarillo, TX	2.0	1.0	1068	$1,200	$1.12	44d	1	0.96mi
1501 Clover Dr Amarillo, TX	1.0	1.0	1358	$980	$0.72	44d	1	1.09mi
2103 Parker St Amarillo, TX	3.0	2.0	1306	$2,300	$1.76	21d	1	1.12mi
2104 S Travis St Amarillo, TX	3.0	1.0	1236	$1,700	$1.38	21d	1	1.21mi
3205 S Tyler St Amarillo, TX	3.0	1.0	1381	$1,475	$1.07	14d	1	1.23mi
2030 Crockett St Amarillo, TX	3.0	1.5	1307	$1,750	$1.34	14d	1	1.34mi

Listing history 19 events

1. 2026-06-18
   days on market $89,000 Active 26 DOM
2. 2026-06-17
   days on market $89,000 Active 25 DOM
3. 2026-06-16
   days on market $89,000 Active 24 DOM
4. 2026-06-15
   days on market $89,000 Active 23 DOM
5. 2026-06-14
   days on market $89,000 Active 21 DOM
6. 2026-06-13
   days on market $89,000 Active 20 DOM
7. 2026-06-10
   days on market $89,000 Active 18 DOM
8. 2026-06-09
   days on market $89,000 Active 17 DOM
9. 2026-06-08
   days on market $89,000 Active 16 DOM
10. 2026-06-07
    days on market $89,000 Active 15 DOM
11. 2026-06-03
    days on market $89,000 Active 11 DOM
12. 2026-06-02
    days on market $89,000 Active 10 DOM
13. 2026-06-01
    days on market $89,000 Active 9 DOM
14. 2026-05-31
    days on market $89,000 Active 8 DOM
15. 2026-05-30
    days on market $89,000 Active 7 DOM
16. 2026-05-23
    listed $89,000 Active
17. 2006-06-27
    soldstatus
18. 2005-04-15
    soldstatus
19. 2005-03-02
    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: $1,895 · $158/mo
• Projected year-2 tax: $1,895 · $158/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 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: $15,204
• − Mortgage interest: −$4,985
• − Property taxes: −$1,895
• − Insurance: −$445
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$2,589
• Taxable income: $2,857
• Est. tax owed @ 24.0%: −$686
• After-tax cash flow: $3,385/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: Amarillo ISD
• NCES district ID: 4808130
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 41% ▼ -3.00%
• Median HH income: $43,478
• Composite: 35.96/100
• National rank: #4798
• State rank: #336 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
• City population: 185,802
• Population (ZIP): 2,458

Population outlook (Potter County) Hauer SSP2

• Today (2025): 121,296 people
• By 2030: 120,883 · -0.3%
• By 2040: 119,668 · -1.3%
• By 2050: 117,788 · -2.9%
• By 2075: 110,250 · -9.1%
• By 2100: 92,923 · -23.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 24% Two or more races 11% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 5% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 2%

Political lean MEDSL · Potter

• 2024 margin: Solid R (+44.4) · D 27.3% · R 71.7% · Other 1.1%
• 2008→2024 swing: -5.0pp toward R · 2008: -39.4pp · 2024: -44.4pp
• All cycles: 2024: R+44.4 2020: R+38.7 2016: R+41.9 2012: R+44.6 2008: R+39.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.41%
• Current HPI: 173.3766
• 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

4 events — show timeline

• 2026-05-23 Listed $89,000 AARMLS
• 2006-06-27 Sold (Public Records) — Public Records
• 2005-04-15 Sold (Public Records) — Public Records
• 2005-03-02 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,895 · -1.5% YoY. Source: county tax records.