3100 Janet Dr · Amarillo, TX 79109

$142,000

2 bd · 2.0 ba · 1,198 sqft · SingleFamily · 3 Days on market

Built 1983 Good condition

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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 +12.6/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity for ASSUMABLE VA LOAN with 5% interest rate!! Tenant-occupied with tenant to remain, this updated 2 bedroom, 2 bath, 2 car garage townhome offers low-maintenance, income-producing ownership in a convenient Amarillo location. Major improvements are already complete, allowing investors to step in with peace of mind! Per seller, updates include new foundation (2023 -with 50-year warranty), new roof (2023), HVAC replaced in 2019 with one year of ''Home Comfort Club'' protection paid by seller, 40-gallon water heater (2019), updated outlets with full electrical inspection completed October 2025, new ceiling fans, new living room carpet, updated bathroom flooring, fresh paint, and upd

Key facts

• Hvac replaced
• New foundation
• New ceiling fans

Tags

• UPDATED KITCHEN
• NEW FOUNDATION
• NEW ROOF
• HVAC REPLACED
• UPDATED OUTLETS
• NEW CEILING FANS

Property features AI

Exterior

• Parking: Attached rear-facing garage with automatic door; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick / brick veneer exterior; Slab foundation; Built with composition roof
• Exterior features: Dog run; Wood fencing; Composition roof

Interior

• Kitchen: Range; Dishwasher; Gas water heater
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central air; Ceiling fan(s)
• Interior features: Skylight(s); Wood-burning fireplace in the living room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $142k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-18 ($-221/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (14.2% below list).
• Recommended offer: $122k (14.2% 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-, crime F, commute 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.
• Zoned schools: Coronado El (math 37% / reading 37%, grade F, #1,769 of 4,322 statewide, top 44%, 418 students, 71% FRL); Austin Middle (math 47% / reading 43%, grade D, #479 of 1,662 statewide, top 29%, 677 students, 63% FRL); Tascosa H S (math 36% / reading 45%, grade F, #798 of 1,632 statewide, top 49%, 2,187 students, 57% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 157 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $982 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.

Recommended offer $121,885 (14.2% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.24% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.46×
• Total profit: $-21,357
• Equity at exit: $21,173

10-year hold

• IRR: -2.7%
• Equity multiple: 0.80×
• Total profit: $-7,969
• Equity at exit: $12,278

Cash invested: $39,760 (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 79109

• Rents YoY: 5.2%
• Active inventory: 157
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,219 high
• Mortgage (P&I): −$745
• Tax est. 1.5%: −$178 /mo · $2,130/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-18

Break-even live

Break-even rent $1,242

Max offer price $139,333

Occupancy floor 97%

Sensitivity live

Price	-10% $80	-5% $31	+0% $-18	+5% $-67	+10% $-117
Rent	-10% $-115	-5% $-67	+0% $-18	+5% $30	+10% $78
Rate	-1.0pp $53	-0.5pp $18	base $-18	+0.5pp $-55	+1.0pp $-93

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3500 Mockingbird Ln Amarillo, TX	1.0–3.0	1.0–2.0	834	$985	$1.18	23d	1	0.16mi
2601 Linda Cir Amarillo, TX	1.0–2.0	1.0	650	$1,045	$1.61	45d	1	0.37mi
3110 SW 27th Ave Amarillo, TX	1.0–3.0	1.0–2.0	1085	$1,217	$1.12	15d	3	0.46mi
3110 SW 27th Ave Amarillo, TX	3.0	2.0	1470	$1,482	$1.01	23d	1	0.46mi
3019 W 28th Ave Amarillo, TX	1.0–2.0	1.0–2.0	795	$775	$0.97	45d	1	0.56mi
3003 SW 27th Ave Amarillo, TX	2.0	1.5	808	$895	$1.11	15d	1	0.60mi
3005 SW 28th Ave Unit C Amarillo, TX	3.0	2.0	1480	$1,700	$1.15	15d	1	0.62mi
3007 Curtis Dr Unit B Amarillo, TX	2.0	1.0	750	$950	$1.27	45d	1	0.66mi
3001 Curtis Dr Unit A Amarillo, TX	2.0	1.0	713	$1,100	$1.54	23d	1	0.70mi
2809 Duncan Dr Unit B- 1 Amarillo, TX	1.0	1.0	825	$695	$0.84	45d	1	0.71mi
3719 Julie Dr Amarillo, TX	3.0	2.0	1455	$1,675	$1.15	15d	1	0.75mi
3319 Teckla Blvd Amarillo, TX	3.0	1.0	1085	$1,600	$1.47	23d	1	0.80mi
1809 Chama St Amarillo, TX	3.0	1.0	1396	$1,600	$1.15	45d	1	0.89mi
4109 Tucson Dr Amarillo, TX	3.0	2.0	1395	$1,950	$1.40	23d	1	1.17mi
1326 Hillcrest St Amarillo, TX	3.0	1.0	958	$1,295	$1.35	23d	1	1.22mi
3118 SW 15th Ave Amarillo, TX	2.0–3.0	1.0–2.0	1015	$640	$0.63	15d	17	1.31mi
4101 SW 45th Ave Amarillo, TX	1.0–2.0	1.0	767	$955	$1.24	15d	3	1.38mi
2030 Crockett St Amarillo, TX	3.0	1.5	1307	$1,750	$1.34	15d	1	1.38mi
4215 SW 11th Ave Amarillo, TX	1.0	1.0	1224	$995	$0.81	23d	1	1.45mi

Listing history 21 events

1. 2026-06-21
   days on market $142,000 Active 3 DOM
2. 2026-06-18
   days on marketlisting id $142,000 Active 1 DOM
3. 2026-06-10
   days on market $142,000 Active 182 DOM
4. 2026-06-09
   days on market $142,000 Active 181 DOM
5. 2026-06-08
   days on market $142,000 Active 180 DOM
6. 2026-06-07
   days on market $142,000 Active 179 DOM
7. 2026-06-03
   days on market $142,000 Active 175 DOM
8. 2026-06-02
   days on market $142,000 Active 174 DOM
9. 2026-06-01
   days on market $142,000 Active 173 DOM
10. 2026-05-31
    days on market $142,000 Active 172 DOM
11. 2026-05-30
    days on market $142,000 Active 171 DOM
12. 2026-03-28
    price $142,000 766-char remark
13. 2026-02-24
    price $147,500 766-char remark
14. 2025-12-10
    listed $150,000 Active 766-char remark
15. 2024-05-16
    price $173,000
16. 2024-04-22
    price $169,900
17. 2023-05-18
    soldstatus Closed
18. 2023-04-14
    price $155,000
19. 2023-02-10
    listed $162,900 Active
20. 2020-03-19
    soldstatus
21. 2020-01-12
    listed $124,900

ⓘ 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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low

Taxation est. · year 1

• Rental income: $14,626
• − Mortgage interest: −$7,954
• − Property taxes: −$2,130
• − Insurance: −$710
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$4,131
• Taxable loss: −$2,639
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $412/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

Good 75/100 Cosmetic rehab

This single-family home is in good condition with recent updates, including a new roof and HVAC. It offers a good investment opportunity with potential for rental or resale value increases through minor cosmetic improvements.

Repairs flagged

• Minor Landscaping — Needs trimming and mulching
• Minor Kitchen cabinets — Worn and could benefit from a fresh coat of paint

Value-add opportunities

• Both Paint exterior shutters — Enhances curb appeal and value
• Both Landscaping improvements — Improves curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Needs trimming and mulching	Minor	$500–3,000
Kitchen cabinets · Worn and could benefit from a fresh coat of paint	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior shutters — Enhances curb appeal and value ↑
• Both Landscaping improvements — Improves curb appeal 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: 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
• County: Randall County · 137,351 people
• City population: 185,802
• Metro: Amarillo, TX
• Population (ZIP): 43,578
• Household income: $70,435
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1640.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 12% Black 5%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Indo-European 1%

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: ▼ -227.95%
• Current HPI: 171.6795
• Rent YoY: ▲ 5.24%
• 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

+13.7% since first listed

10 events — show timeline

• 2026-06-11 Listed $142,000 AARMLS
• 2026-03-28 Price Changed $142,000 AARMLS
• 2026-02-24 Price Changed $147,500 AARMLS
• 2024-05-16 Price Changed $173,000 AARMLS
• 2024-04-22 Price Changed $169,900 AARMLS
• 2023-05-18 Sold (MLS) — AARMLS
• 2023-04-14 Price Changed $155,000 AARMLS
• 2023-02-10 Listed $162,900 AARMLS
• 2020-03-19 Sold (MLS) — AARMLS
• 2020-01-12 Listed $124,900 AARMLS