310 S Prospect St · Amarillo, TX 79106

$120,000

4 bd · 2.0 ba · 1,224 sqft · Other public records · 62 Days on market

Built 1927 6,969 sqft lot

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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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.9/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to jump into real estate investing or add more doors to your portfolio? This cash-flowing duplex is your opportunity! With two 1 bed, 1 bath units (each 612 sq ft), this property is already leased and bringing in rental income from day one. Easy-to-manage layout with separate entrances and classic traditional style. Sitting on a spacious lot, this is a solid addition for any investor seeking steady occupancy and long-term potential. Snag this investment opportunity before it's gone!

Key facts

• 6,969 sq ft lot
• Built 1927
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% 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: Rents rising fast (+4.7%/yr); 132 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

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.09% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.69% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-3,703
• Equity at exit: $17,892

10-year hold

• IRR: 8.6%
• Equity multiple: 1.71×
• Total profit: $23,775
• Equity at exit: $10,375

Cash invested: $33,600 (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 79106

• Rents YoY: 4.7%
• Active inventory: 132
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$629
• Tax from tax record: −$142 /mo · $1,701/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $211

Break-even live

Break-even rent $1,039

Max offer price $120,000

Occupancy floor 79%

Sensitivity live

Price	-10% $279	-5% $245	+0% $211	+5% $177	+10% $144
Rent	-10% $108	-5% $160	+0% $211	+5% $263	+10% $315
Rate	-1.0pp $272	-0.5pp $242	base $211	+0.5pp $180	+1.0pp $149

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 N Fairmont St Amarillo, TX	3.0	1.0	780	$1,000	$1.28	44d	1	0.23mi
701 Sunset Ter Amarillo, TX	3.0	1.0	1444	$1,350	$0.93	22d	1	0.64mi
701 Sunset Ter Amarillo, TX	3.0	1.0	1444	$1,350	$0.93	44d	1	0.64mi
1008 S Mississippi St Amarillo, TX	3.0	2.0	1061	$1,275	$1.20	22d	1	0.74mi
3118 SW 15th Ave Amarillo, TX	2.0–3.0	1.0–2.0	1015	$900	$0.89	14d	17	1.05mi
913 S Rusk St Amarillo, TX	3.0	2.0	1450	$1,450	$1.00	14d	1	1.05mi
1326 Hillcrest St Amarillo, TX	3.0	1.0	958	$1,295	$1.35	22d	1	1.12mi
1809 Chama St Amarillo, TX	3.0	1.0	1396	$1,600	$1.15	44d	1	1.27mi

Listing history 29 events

1. 2026-06-18
   days on market $120,000 Active 62 DOM
2. 2026-06-17
   days on market $120,000 Active 61 DOM
3. 2026-06-16
   days on market $120,000 Active 60 DOM
4. 2026-06-15
   days on market $120,000 Active 59 DOM
5. 2026-06-14
   days on market $120,000 Active 57 DOM
6. 2026-06-13
   days on market $120,000 Active 56 DOM
7. 2026-06-10
   days on market $120,000 Active 54 DOM
8. 2026-06-09
   days on market $120,000 Active 53 DOM
9. 2026-06-08
   days on market $120,000 Active 52 DOM
10. 2026-06-07
    days on market $120,000 Active 51 DOM
11. 2026-06-03
    days on market $120,000 Active 47 DOM
12. 2026-06-02
    days on market $120,000 Active 46 DOM
13. 2026-06-01
    days on market $120,000 Active 45 DOM
14. 2026-05-31
    days on market $120,000 Active 44 DOM
15. 2026-05-30
    days on market $120,000 Active 43 DOM
16. 2026-04-17
    listed $120,000 Active 495-char remark

    Show marketing remark (495 chars)

    Looking to jump into real estate investing or add more doors to your portfolio? This cash-flowing duplex is your opportunity! With two 1 bed, 1 bath units (each 612 sq ft), this property is already leased and bringing in rental income from day one. Easy-to-manage layout with separate entrances and classic traditional style. Sitting on a spacious lot, this is a solid addition for any investor seeking steady occupancy and long-term potential. Snag this investment opportunity before it's gone!

17. 2026-01-01
    historical $750
18. 2025-06-04
    price $750
19. 2025-03-11
    listed $875
20. 2024-08-05
    historical $875
21. 2024-07-19
    listed $875
22. 2024-06-12
    historical $875
23. 2024-05-08
    listed $875
24. 2023-02-22
    listed $139,000 Active
25. 2022-02-03
    price $575
26. 2020-08-03
    soldstatus
27. 2020-07-31
    soldstatus
28. 2020-06-24
    listed $58,000
29. 2001-04-05
    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: $1,701 · $142/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$495/yr (+$41/mo · 29.1%)

ⓘ 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 6 d/yr ≥97°F today · 17 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: $15,683
• − Mortgage interest: −$6,722
• − Property taxes: −$1,701
• − Insurance: −$600
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$3,491
• Taxable income: $660
• Est. tax owed @ 24.0%: −$158
• After-tax cash flow: $2,379/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
• County: Potter County · 72,216 people
• City population: 185,802
• Metro: Amarillo, TX
• Population (ZIP): 26,161
• Household income: $59,493
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 994.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 33% Two or more races 16% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 3% Slovak 2% Iranian 2%
• Foreign-born: 9% · Canada, Philippines, Vietnam
• Languages at home: 80% English-only · Spanish 16% Other Asian/Pacific 2% Vietnamese 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: ▼ -179.04%
• Current HPI: 178.2153
• Rent YoY: ▲ 4.69%
• 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

+106.9% since first listed

14 events — show timeline

• 2026-04-17 Listed $120,000 AARMLS
• 2026-01-01 Rental Removed $750 AARMLS
• 2025-06-04 Price Changed $750 AARMLS
• 2025-03-11 Listed for Rent $875 AARMLS
• 2024-08-05 Rental Removed $875 AARMLS
• 2024-07-19 Listed for Rent $875 AARMLS
• 2024-06-12 Rental Removed $875 AARMLS
• 2024-05-08 Listed for Rent $875 AARMLS
• 2023-02-22 Listed $139,000 AARMLS
• 2022-02-03 Price Changed $575 RENT.
• 2020-08-03 Sold (Public Records) — Public Records
• 2020-07-31 Sold (MLS) — AARMLS
• 2020-06-24 Listed $58,000 AARMLS
• 2001-04-05 Sold (MLS) — AARMLS

Property tax history

+9.5%/yr

Latest (2025): $1,701 · +22.4% YoY. Source: county tax records.