118 S Austin St · Amarillo, TX 79106

$84,000

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 152 Days on market

Built 1925 5,750 sqft lot ↓ 1% since listing

---

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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.0/10.0
• 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

Renovated 2BR/1BA home with new vinyl flooring throughout and tile in the kitchen and bath. New bathroom, new plumbing, and some updated electrical in 2022. Move-in ready!

Key facts

• Updated electrical
• Vinyl flooring
• New plumbing

Tags

• VINYL FLOORING
• TILE IN KITCHEN
• NEW BATHROOM
• NEW PLUMBING
• UPDATED ELECTRICAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($842 rent vs $84k).
• Recommended offer: $74k (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: Rents rising fast (+4.7%/yr); 132 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,214 units permitted in Potter County in 2024 (650 in 5+ unit buildings).
• This rent is only 17% of the median local income ($59k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $581 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1925 — 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: 1.00% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 8.3

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-3,976
• Equity at exit: $12,525

10-year hold

• IRR: 7.0%
• Equity multiple: 1.56×
• Total profit: $13,215
• Equity at exit: $7,263

Cash invested: $23,520 (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: 8.3×

Monthly cashflow live

• Estimated rent: $842 high
• Mortgage (P&I): −$441
• Tax from tax record: −$61 /mo · $732/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $129

Break-even live

Break-even rent $679

Max offer price $84,000

Occupancy floor 80%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2306 SW 8th Ave Unit 2 Amarillo, TX	2.0	1.0	700	$950	$1.36	43d	1	0.41mi
2306 SW 8th Ave Amarillo, TX	2.0	1.0	553	$950	$1.72	21d	1	0.41mi
2713 SW 9th Ave Apt 4 Amarillo, TX	1.0	1.0	450	$725	$1.61	43d	1	0.69mi
206 N Mississippi St Unit A Amarillo, TX	1.0	1.0	420	$795	$1.89	43d	1	0.74mi
3010 Line Ave Amarillo, TX	1.0	1.0	520	$650	$1.25	21d	1	0.74mi
211 S Carolina St Unit A Amarillo, TX	1.0	1.0	600	$993	$1.66	43d	1	0.75mi
1212 SW 9th Ave Unit A Amarillo, TX	1.0	1.0	550	$770	$1.40	21d	1	0.78mi
1506 SW 11th Ave Unit A Amarillo, TX	1.0	1.0	608	$650	$1.07	43d	1	0.82mi
905 S Madison St Amarillo, TX	1.0	1.0	442	$1,000	$2.26	43d	1	1.14mi
3118 SW 15th Ave Amarillo, TX	2.0–3.0	1.0–2.0	1015	$640	$0.63	13d	17	1.17mi
302 N Forest St Amarillo, TX	1.0	1.0	420	$600	$1.43	43d	1	1.20mi
2700 W 16th Ave Amarillo, TX	1.0	1.0	693	$830	$1.20	13d	1	1.21mi
703 S Independence St Amarillo, TX	1.0	1.0	525	$710	$1.35	11d	2	1.26mi
709 SW 14th Ave Unit 4 Amarillo, TX	1.0	1.0	700	$695	$0.99	21d	1	1.29mi
106 S Palo Duro St Unit B Amarillo, TX	1.0	1.0	630	$695	$1.10	13d	1	1.39mi
9 S Polk St Unit 9 Amarillo, TX	1.0	1.0	530	$525	$0.99	13d	1	1.43mi

Listing history 26 events

1. 2026-06-18
   days on market $84,000 Active 152 DOM
2. 2026-06-17
   days on market $84,000 Active 151 DOM
3. 2026-06-16
   days on market $84,000 Active 150 DOM
4. 2026-06-15
   days on market $84,000 Active 149 DOM
5. 2026-06-14
   days on market $84,000 Active 147 DOM
6. 2026-06-13
   days on market $84,000 Active 146 DOM
7. 2026-06-10
   days on market $84,000 Active 144 DOM
8. 2026-06-09
   days on market $84,000 Active 143 DOM
9. 2026-06-08
   days on market $84,000 Active 142 DOM
10. 2026-06-07
    days on market $84,000 Active 141 DOM
11. 2026-06-03
    days on market $84,000 Active 137 DOM
12. 2026-06-02
    days on market $84,000 Active 136 DOM
13. 2026-06-01
    days on market $84,000 Active 135 DOM
14. 2026-05-31
    days on market $84,000 Active 134 DOM
15. 2026-05-30
    days on market $84,000 Active 133 DOM
16. 2026-04-10
    price $84,000 171-char remark

    Show marketing remark (171 chars)

    Renovated 2BR/1BA home with new vinyl flooring throughout and tile in the kitchen and bath. New bathroom, new plumbing, and some updated electrical in 2022. Move-in ready!

17. 2026-01-17
    listed $87,000 Active 171-char remark

    Show marketing remark (171 chars)

    Renovated 2BR/1BA home with new vinyl flooring throughout and tile in the kitchen and bath. New bathroom, new plumbing, and some updated electrical in 2022. Move-in ready!

18. 2022-12-13
    soldstatus
19. 2022-12-09
    soldstatus Closed 200-char remark

    Show marketing remark (200 chars)

    Beautiful 2 bedroom 1 bath home. New vinyl Flooring throughout. Tile in kitchen and bathroom. all new bathroom, and renovated throughout the entire home. New plumbing, and recently updated electrical.

20. 2022-09-26
    listed $80,000 Active 200-char remark

    Show marketing remark (200 chars)

    Beautiful 2 bedroom 1 bath home. New vinyl Flooring throughout. Tile in kitchen and bathroom. all new bathroom, and renovated throughout the entire home. New plumbing, and recently updated electrical.

21. 2022-08-17
    price $80,000
22. 2022-08-15
    price $85,000
23. 2022-02-07
    price $600
24. 2022-02-04
    soldstatus
25. 2011-04-07
    soldstatus
26. 2007-04-06
    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: $732 · $61/mo
• Projected year-2 tax: $1,537 · $128/mo
• Expected delta: +$805/yr (+$67/mo · 109.9%)

ⓘ 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: $10,104
• − Mortgage interest: −$4,705
• − Property taxes: −$732
• − Insurance: −$420
• − Repairs & maintenance: −$808
• − Management: −$808
• − Depreciation: −$2,444
• Taxable income: $186
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $1,499/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

-1.2% since first listed

11 events — show timeline

• 2026-04-10 Price Changed $84,000 AARMLS
• 2026-01-17 Listed $87,000 AARMLS
• 2022-12-13 Sold (Public Records) — Public Records
• 2022-12-09 Sold (MLS) — AARMLS
• 2022-09-26 Listed $80,000 AARMLS
• 2022-08-17 Price Changed $80,000 AARMLS
• 2022-08-15 Price Changed $85,000 AARMLS
• 2022-02-07 Price Changed $600 RENT.
• 2022-02-04 Sold (Public Records) — Public Records
• 2011-04-07 Sold (Public Records) — Public Records
• 2007-04-06 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $732 · +2.8% YoY. Source: county tax records.