1619 N Highland St · Amarillo, TX 79107

$140,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 17 Days on market

Built 1953

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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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Super cute starter home for sale

Key facts

• Built 1953
• Listed 16 days

Property features AI

Exterior

• Parking: Has carport
• Home design: Single-family residential property
• Exterior features: Located in Northeast Amarillo within city limits

Interior

• Bathrooms: 1 full bathroom
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $9 ($110/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 $121k (13.3% below list).
• Recommended offer: $121k (13.3% 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: Whittier El (math 52% / reading 42%, grade D-, #1,006 of 4,322 statewide, top 25%, 453 students, 95% FRL); Travis Middle (math 28% / reading 37%, grade F, #947 of 1,662 statewide, top 58%, 629 students, 92% FRL); Amtech Career Academy (3 students, 0% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 120 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 36% 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,426 (13.3% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.87% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $67,080
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 N Roosevelt St	0.34mi	3/1.0	1,002 (-3%)	1mo	$65,000	$65	79
2214 N Woodland St	0.48mi	3/1.0	956 (-7%)	10mo	$54,900	$57	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-22,094
• Equity at exit: $20,874

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-18,455
• Equity at exit: $12,105

Cash invested: $39,200 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,214 high
• Mortgage (P&I): −$734
• Tax from tax record: −$158 /mo · $1,891/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $9

Break-even live

Break-even rent $1,203

Max offer price $140,000

Occupancy floor 94%

Sensitivity live

Price	-10% $88	-5% $49	+0% $9	+5% $-30	+10% $-70
Rent	-10% $-87	-5% $-39	+0% $9	+5% $57	+10% $105
Rate	-1.0pp $80	-0.5pp $45	base $9	+0.5pp $-27	+1.0pp $-64

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1819 Darden St Amarillo, TX	3.0	1.0	1114	$1,095	$0.98	45d	1	0.19mi
3411 NE 22nd Ave Amarillo, TX	3.0	1.0	982	$1,450	$1.48	15d	1	0.45mi
2012 Ron Dr Amarillo, TX	3.0	1.5	1463	$1,795	$1.23	22d	1	0.51mi
823 N Nelson St Amarillo, TX	2.0	1.0	1000	$900	$0.90	45d	1	0.55mi
3606 NE 14th Ave Amarillo, TX	3.0	1.0	1088	$1,300	$1.19	15d	1	0.59mi
3811 NE 17th Ave Amarillo, TX	2.0	1.0	786	$895	$1.14	45d	1	0.67mi
2405 Rule St Amarillo, TX	2.0	1.0	720	$850	$1.18	45d	1	0.76mi
2411 N Vernon St Amarillo, TX	3.0	1.0	926	$1,250	$1.35	45d	1	0.90mi
3810 Mesa Verde Dr Amarillo, TX	3.0	1.0	901	$1,200	$1.33	45d	1	0.96mi
2800 Redwood St Amarillo, TX	3.0	1.0	926	$1,350	$1.46	45d	1	1.40mi

Listing history 12 events

1. 2026-06-21
   days on market $140,000 Active 17 DOM
2. 2026-06-18
   days on market $140,000 Active 14 DOM
3. 2026-06-17
   days on market $140,000 Active 13 DOM
4. 2026-06-16
   days on market $140,000 Active 12 DOM
5. 2026-06-15
   days on market $140,000 Active 11 DOM
6. 2026-06-14
   days on market $140,000 Active 9 DOM
7. 2026-06-13
   days on market $140,000 Active 8 DOM
8. 2026-06-10
   days on market $140,000 Active 6 DOM
9. 2026-06-09
   days on market $140,000 Active 5 DOM
10. 2026-06-08
    days on market $140,000 Active 4 DOM
11. 2026-06-07
    remarks 32-char remark
12. 2026-06-07
    listed $140,000 Active 3 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: $1,891 · $158/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$671/yr (+$56/mo · 35.5%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 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: $14,571
• − Mortgage interest: −$7,842
• − Property taxes: −$1,891
• − Insurance: −$700
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$4,073
• Taxable loss: −$2,266
• Est. tax savings @ 24.0%: +$544
• After-tax cash flow: $654/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

1 event — show timeline

• 2026-06-04 Listed $140,000 AARMLS

Property tax history

+4.9%/yr

Latest (2025): $1,891 · +12.2% YoY. Source: county tax records.