2111 Noah St · Amarillo, TX 79118

$189,400

2 bd · 2.0 ba · 1,134 sqft · SingleFamily public records · 13 Days on market

Built 2005

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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 +13.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 Bed | 2 Bath + 3rd Bedroom OR Office Space Some homes you tour. This one you * feel. * ! From the moment you walk through the door, this cute, cozy, cottage-style home wraps around you. Vaulted ceilings open the space up beautifully, the wood-burning fireplace draws you right in, and the open floor plan just makes sense. It's warm, it's bright, and it's the kind of space you'll want to come home to every single day. The isolated master bedroom gives you your own private escape, and both bedrooms come with their own bathroom. The third room is the perfect flex space. .. 3rd bedroom, home office, creative studio, guest room, gym. .. whatever chapter of life you're walking into, this

Key facts

• Open floor plan
• Flex space
• Covered patio

Tags

• WOOD BURNING FIREPLACE
• OPEN FLOOR PLAN
• ISOLATED MASTER BEDROOM
• FLEX SPACE
• COVERED PATIO
• NICE BACKYARD

Property features AI

Finance

• Other: Zoning: SE Amarillo in city limits; Directions: South on Ross-Osage to 42nd, turn west to Willow, south to Noah, east to 2111
• HOA & community: No community features listed

Exterior

• Parking: Attached rear-facing garage; 2-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Slab foundation
• Exterior features: Wood fencing; No pool

Interior

• Kitchen: Disposal; Range; Dishwasher; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Disposal; Range; Dishwasher; Microwave; 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 $189k.

Deal economics

• At list price, monthly cash flow is $1 ($6/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (8.6% below list).
• Recommended offer: $173k (8.6% 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: Tradewind El (math 47% / reading 44%, grade D-, #1,112 of 4,322 statewide, top 26%, 699 students, 80% FRL); Fannin Middle (math 36% / reading 30%, grade F, #930 of 1,662 statewide, top 57%, 657 students, 79% FRL); Amtech Career Academy (3 students, 0% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 278 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 45 units permitted in Randall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,182 (8.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.91% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 9.1

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: -13.3%
• Equity multiple: 0.51×
• Total profit: $-26,094
• Equity at exit: $28,240

10-year hold

• IRR: -0.7%
• Equity multiple: 0.94×
• Total profit: $-2,976
• Equity at exit: $16,376

Cash invested: $53,032 (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: 278
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,732 medium
• Mortgage (P&I): −$993
• Tax from tax record: −$295 /mo · $3,546/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $1

Break-even live

Break-even rent $1,731

Max offer price $189,400

Occupancy floor 95%

Sensitivity live

Price	-10% $108	-5% $54	+0% $1	+5% $-53	+10% $-107
Rent	-10% $-136	-5% $-68	+0% $1	+5% $69	+10% $137
Rate	-1.0pp $96	-0.5pp $49	base $1	+0.5pp $-49	+1.0pp $-98

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: $47,350
• Closing costs: $5,682
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4418 Ross St Amarillo, TX	3.0	2.0	1388	$1,750	$1.26	23d	1	0.36mi
2715 S Marrs St Amarillo, TX	3.0	1.5	1274	$1,295	$1.02	45d	1	1.15mi
608 Lochridge Amarillo, TX	3.0	2.0	1455	$1,900	$1.31	45d	1	1.27mi

Listing history 13 events

1. 2026-06-18
   status $189,400 Pending 13 DOM
2. 2026-06-18
   days on market $189,400 Active Under Contract 13 DOM
3. 2026-06-17
   days on market $189,400 Active Under Contract 12 DOM
4. 2026-06-16
   days on market $189,400 Active Under Contract 11 DOM
5. 2026-06-15
   days on market $189,400 Active Under Contract 10 DOM
6. 2026-06-14
   days on market $189,400 Active Under Contract 8 DOM
7. 2026-06-13
   days on market $189,400 Active Under Contract 7 DOM
8. 2026-06-10
   days on market $189,400 Active Under Contract 5 DOM
9. 2026-06-09
   days on market $189,400 Active Under Contract 4 DOM
10. 2026-06-09
    status $189,400 Active Under Contract 3 DOM
11. 2026-06-08
    days on market $189,400 Active 3 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $189,400 Active 2 DOM

ⓘ 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: $3,546 · $295/mo
• Projected year-2 tax: $3,546 · $295/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 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 20 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: $20,782
• − Mortgage interest: −$10,609
• − Property taxes: −$3,546
• − Insurance: −$947
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$5,510
• Taxable loss: −$3,155
• Est. tax savings @ 24.0%: +$757
• After-tax cash flow: $763/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: 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

2 events — show timeline

• 2026-06-05 Listed $189,400 AARMLS
• 2013-04-02 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,546 · +8.7% YoY. Source: county tax records.