730 N Johnson St · Amarillo, TX 79107

$145,000

4 bd · 1.0 ba · 1,608 sqft · SingleFamily public records · 76 Days on market

Built 1926 $90/sqft · 61% below area ↓ 14% since listing

---

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 +15.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• DSCR +4.8/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious home on the north side of Amarillo featuring 5 bedrooms, 2 bathrooms, and a versatile floor plan. Offers two living areas, a dedicated office, and a utility room for added convenience. The kitchen has been updated with granite countertops, providing both style and functionality. Exterior features a brick main level with stucco on the upper level, creating unique curb appeal. Includes a backyard storage building with potential, ideal for extra storage or workshop space. Great opportunity with plenty of room to grow--schedule your showing today!

Key facts

• Utility room
• Two living areas
• Dedicated office

Tags

• TWO LIVING AREAS
• DEDICATED OFFICE
• UTILITY ROOM
• GRANITE COUNTERTOPS
• BRICK MAIN LEVEL
• STUCCO ON UPPER LEVEL

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $61 ($728/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $136k (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: 120 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,214 units permitted in Potter County in 2024 (650 in 5+ unit buildings).
• This rent runs 43% of the median local income ($41k/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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1926 — 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. 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?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 6.80%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 8.2

CMA / ARV

• ARV (median comp): $367,262
• List price: $145,000
• Delta: -60.52%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-19,547
• Equity at exit: $21,620

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-11,708
• Equity at exit: $12,537

Cash invested: $40,600 (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 79107

• Home prices YoY: -20.9%
• Active inventory: 120
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$760
• Tax from tax record: −$279 /mo · $3,352/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $61

Break-even live

Break-even rent $1,393

Max offer price $145,000

Occupancy floor 91%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 N Monroe St Amarillo, TX	3.0	2.0	1500	$1,500	$1.00	44d	1	0.86mi
603 N Monroe St Amarillo, TX	3.0	2.0	2200	$1,500	$0.68	21d	1	0.87mi
302 N Madison St Amarillo, TX	3.0	2.0	2200	$1,500	$0.68	44d	1	0.97mi
1819 Darden St Amarillo, TX	3.0	1.0	1114	$1,095	$0.98	44d	1	1.30mi
1314 NW 10th Ave Amarillo, TX	3.0	1.0	1222	$1,100	$0.90	21d	1	1.36mi
2012 Ron Dr Amarillo, TX	3.0	1.5	1463	$1,795	$1.23	21d	1	1.37mi

Listing history 19 events

1. 2026-06-18
   days on market $145,000 Active 76 DOM
2. 2026-06-17
   days on market $145,000 Active 75 DOM
3. 2026-06-16
   days on market $145,000 Active 74 DOM
4. 2026-06-15
   days on market $145,000 Active 73 DOM
5. 2026-06-14
   days on market $145,000 Active 71 DOM
6. 2026-06-13
   days on market $145,000 Active 70 DOM
7. 2026-06-10
   days on market $145,000 Active 68 DOM
8. 2026-06-09
   days on market $145,000 Active 67 DOM
9. 2026-06-08
   days on market $145,000 Active 66 DOM
10. 2026-06-07
    days on market $145,000 Active 65 DOM
11. 2026-06-03
    days on market $145,000 Active 61 DOM
12. 2026-06-02
    days on market $145,000 Active 60 DOM
13. 2026-06-01
    days on market $145,000 Active 59 DOM
14. 2026-05-31
    days on market $145,000 Active 58 DOM
15. 2026-05-30
    days on market $145,000 Active 57 DOM
16. 2026-04-03
    listed $145,000 Active 558-char remark

    Show marketing remark (558 chars)

    Spacious home on the north side of Amarillo featuring 5 bedrooms, 2 bathrooms, and a versatile floor plan. Offers two living areas, a dedicated office, and a utility room for added convenience. The kitchen has been updated with granite countertops, providing both style and functionality. Exterior features a brick main level with stucco on the upper level, creating unique curb appeal. Includes a backyard storage building with potential, ideal for extra storage or workshop space. Great opportunity with plenty of room to grow--schedule your showing today!

17. 2023-10-27
    price $155,000
18. 2023-07-14
    price $159,000
19. 2023-07-12
    price $169,000

ⓘ 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: $3,352 · $279/mo
• Projected year-2 tax: $3,352 · $279/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 18 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: $17,633
• − Mortgage interest: −$8,122
• − Property taxes: −$3,352
• − Insurance: −$725
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$4,218
• Taxable loss: −$1,606
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $1,114/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): 36,662
• Household income: $40,671
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 1019.0

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 0.70)
• Race & ethnicity: Hispanic / Latino 45% Black 25% Two or more races 17% White 16% Asian 10%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Ukrainian 1% Lithuanian 1%
• Foreign-born: 27% · Canada, Philippines, Vietnam
• Languages at home: 50% English-only · Spanish 35% Other Asian/Pacific 7% Vietnamese 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: ▼ -57.01%
• Current HPI: 215.7976
• Rent YoY: —
• 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

-14.2% since first listed

4 events — show timeline

• 2026-04-03 Listed $145,000 AARMLS
• 2023-10-27 Price Changed $155,000 AARMLS
• 2023-07-14 Price Changed $159,000 AARMLS
• 2023-07-12 Price Changed $169,000 AARMLS

Property tax history

+7.0%/yr

Latest (2025): $3,352 · +13.9% YoY. Source: county tax records.