808 S Hayden St · Amarillo, TX 79101

$75,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 212 Days on market

Built 1926 8,150 sqft lot $84/sqft · 65% below area ↓ 12% since listing

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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 +15.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• 1% rule +5.3/10.0
• DSCR +4.7/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fantastic first time home or Investment opportunity located in the historic Bivins neighborhood. The property currently has an existing lease that ends on 2/28/27. Per the seller, the property has a new sewer lines. This property is tenant occupied. Please give 24 hr notice to show.

Key facts

• New sewer lines
• 8,150 sq ft lot
• Garage

Tags

• HISTORIC BIVINS NEIGHBORHOOD
• NEW SEWER LINES

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$211,444) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $28 ($335/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($772 rent vs $75k).
• Recommended offer: $66k (12.0% 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: 23 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 ($519 loan paydown + $1k appreciation (1.4% local appreciation)).
• At projected returns (1.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.03% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 8.1

CMA / ARV

• ARV (median comp): $211,444
• List price: $75,000
• Delta: -64.53%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.3%
• Equity multiple: 1.23×
• Total profit: $4,743
• Equity at exit: $27,214

10-year hold

• IRR: 8.4%
• Equity multiple: 2.08×
• Total profit: $22,604
• Equity at exit: $37,445

Cash invested: $21,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $772 high
• Mortgage (P&I): −$393
• Tax from tax record: −$158 /mo · $1,893/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $28

Break-even live

Break-even rent $737

Max offer price $75,000

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1212 SW 9th Ave Unit A Amarillo, TX	1.0	1.0	550	$770	$1.40	20d	1	0.08mi
1506 SW 11th Ave Unit A Amarillo, TX	1.0	1.0	608	$650	$1.07	43d	1	0.32mi
709 SW 14th Ave Unit 4 Amarillo, TX	1.0	1.0	700	$695	$0.99	20d	1	0.52mi
2306 SW 8th Ave Unit 2 Amarillo, TX	2.0	1.0	700	$950	$1.36	43d	1	0.72mi
2306 SW 8th Ave Amarillo, TX	2.0	1.0	553	$950	$1.72	20d	1	0.72mi
612 SW 17th Ave Amarillo, TX	1.0	1.0	1008	$650	$0.64	20d	1	0.76mi
705 S Florida St Amarillo, TX	2.0	1.0	1014	$850	$0.84	20d	1	0.95mi
9 S Polk St Unit 9 Amarillo, TX	1.0	1.0	530	$525	$0.99	13d	1	0.96mi
1616 1 S Polk St Unit 1 Amarillo, TX	1.0	1.0	530	$525	$0.99	43d	1	0.99mi
2030 S Hayden St Amarillo, TX	1.0	1.0	630	$650	$1.03	13d	1	1.01mi
802 S Kentucky St Amarillo, TX	2.0	1.0	970	$899	$0.93	43d	1	1.03mi
2700 W 16th Ave Amarillo, TX	1.0	1.0	693	$830	$1.20	13d	1	1.13mi
108 N Florida St Amarillo, TX	2.0	1.0	960	$800	$0.83	20d	1	1.21mi
3118 SW 15th Ave Amarillo, TX	2.0–3.0	1.0–2.0	1015	$640	$0.63	13d	17	1.23mi
1008 S Mississippi St Amarillo, TX	3.0	2.0	1061	$1,275	$1.20	20d	1	1.30mi
2216 S Polk St Apt D Amarillo, TX	1.0	1.0	544	$575	$1.06	43d	1	1.41mi
211 S Carolina St Unit A Amarillo, TX	1.0	1.0	600	$993	$1.66	43d	1	1.42mi
406 S Tennessee St Amarillo, TX	2.0	1.0	837	$895	$1.07	20d	1	1.47mi
2400 S Polk St #204 Amarillo, TX	1.0	1.0	549	$1,300	$2.37	43d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $75,000 Active 212 DOM
2. 2026-06-17
   days on market $75,000 Active 211 DOM
3. 2026-06-16
   days on market $75,000 Active 210 DOM
4. 2026-06-15
   days on market $75,000 Active 209 DOM
5. 2026-06-14
   days on market $75,000 Active 207 DOM
6. 2026-06-13
   days on market $75,000 Active 206 DOM
7. 2026-06-10
   days on market $75,000 Active 204 DOM
8. 2026-06-09
   days on market $75,000 Active 203 DOM
9. 2026-06-08
   days on market $75,000 Active 202 DOM
10. 2026-06-07
    days on market $75,000 Active 201 DOM
11. 2026-06-03
    days on market $75,000 Active 197 DOM
12. 2026-06-02
    days on market $75,000 Active 196 DOM
13. 2026-06-01
    days on market $75,000 Active 195 DOM
14. 2026-05-31
    days on market $75,000 Active 194 DOM
15. 2026-05-30
    days on market $75,000 Active 193 DOM
16. 2026-01-22
    price $75,000 283-char remark

    Show marketing remark (283 chars)

    Fantastic first time home or Investment opportunity located in the historic Bivins neighborhood. The property currently has an existing lease that ends on 2/28/27. Per the seller, the property has a new sewer lines. This property is tenant occupied. Please give 24 hr notice to show.

17. 2025-11-18
    listed $85,000 Active 283-char remark

    Show marketing remark (283 chars)

    Fantastic first time home or Investment opportunity located in the historic Bivins neighborhood. The property currently has an existing lease that ends on 2/28/27. Per the seller, the property has a new sewer lines. This property is tenant occupied. Please give 24 hr notice to show.

18. 2025-04-02
    price $85,000
19. 2022-07-29
    price $875
20. 2011-12-19
    soldstatus
21. 2011-05-06
    soldstatus
22. 2010-02-12
    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: $1,893 · $158/mo
• Projected year-2 tax: $1,893 · $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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 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: $9,268
• − Mortgage interest: −$4,201
• − Property taxes: −$1,893
• − Insurance: −$375
• − Repairs & maintenance: −$741
• − Management: −$741
• − Depreciation: −$2,182
• Taxable loss: −$865
• Est. tax savings @ 24.0%: +$208
• After-tax cash flow: $542/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

-11.8% since first listed

7 events — show timeline

• 2026-01-22 Price Changed $75,000 AARMLS
• 2025-11-18 Listed $85,000 AARMLS
• 2025-04-02 Price Changed $85,000 AARMLS
• 2022-07-29 Price Changed $875 RENT.
• 2011-12-19 Sold (Public Records) — Public Records
• 2011-05-06 Sold (Public Records) — Public Records
• 2010-02-12 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,893 · +4.8% YoY. Source: county tax records.