403 N Florida St · Amarillo, TX 79106

$92,500

1 bd · 1.0 ba · 825 sqft · SingleFamily public records · 143 Days on market

Built 1920 6,969 sqft lot ↓ 5% since listing

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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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• 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

INVESTMENT OPPORTUNITY!! This remodeled duplex in San Jacinto is ready to start making money for YOU!! This duplex has one bedroom and one bathroom on each side, making it an excellent choice for all the temporary construction workers coming to town!! Take a look and make your best offer TODAY!!

Key facts

• 6,969 sq ft lot
• Built 1920
• Listed 142 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $32 ($385/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 $83k (10.0% below list).
• Recommended offer: $81k (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 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $640 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1920 — 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: 0.90% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 9.3

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-11,505
• Equity at exit: $13,792

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,260
• Equity at exit: $7,998

Cash invested: $25,900 (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: 9.3×

Monthly cashflow live

• Estimated rent: $832 high
• Mortgage (P&I): −$485
• Tax from tax record: −$102 /mo · $1,224/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $32

Break-even live

Break-even rent $792

Max offer price $92,500

Occupancy floor 91%

Sensitivity live

Price	-10% $84	-5% $58	+0% $32	+5% $6	+10% $-20
Rent	-10% $-34	-5% $-1	+0% $32	+5% $65	+10% $98
Rate	-1.0pp $79	-0.5pp $56	base $32	+0.5pp $8	+1.0pp $-16

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 N Florida St Amarillo, TX	2.0	1.0	960	$800	$0.83	22d	1	0.19mi
211 S Carolina St Unit A Amarillo, TX	1.0	1.0	600	$993	$1.66	45d	1	0.56mi
406 S Tennessee St Amarillo, TX	2.0	1.0	837	$895	$1.07	22d	1	0.73mi
705 S Florida St Amarillo, TX	2.0	1.0	1014	$850	$0.84	22d	1	0.77mi
802 S Kentucky St Amarillo, TX	2.0	1.0	970	$899	$0.93	45d	1	0.82mi
2306 SW 8th Ave Amarillo, TX	2.0	1.0	553	$950	$1.72	22d	1	0.84mi
2306 SW 8th Ave Unit 2 Amarillo, TX	2.0	1.0	700	$950	$1.36	45d	1	0.84mi
106 S Palo Duro St Unit B Amarillo, TX	1.0	1.0	630	$695	$1.10	15d	1	1.02mi
4222 SW 2nd Ave Amarillo, TX	1.0	1.0	1114	$799	$0.72	22d	1	1.09mi
4224 SW 2nd Ave Amarillo, TX	2.0	1.0	891	$775	$0.87	22d	1	1.10mi
703 S Independence St Amarillo, TX	1.0	1.0	525	$710	$1.35	13d	2	1.11mi
4226 SW 2nd Ave Amarillo, TX	2.0	2.0	800	$949	$1.19	15d	1	1.12mi
4231 SW 2nd Ave Amarillo, TX	2.0	1.0	891	$875	$0.98	22d	1	1.15mi
1212 SW 9th Ave Unit A Amarillo, TX	1.0	1.0	550	$770	$1.40	22d	1	1.36mi
1506 SW 11th Ave Unit A Amarillo, TX	1.0	1.0	608	$650	$1.07	45d	1	1.37mi
3118 SW 15th Ave Amarillo, TX	2.0–3.0	1.0–2.0	1015	$640	$0.63	15d	17	1.45mi

Listing history 21 events

1. 2026-06-21
   days on market $92,500 Active 143 DOM
2. 2026-06-18
   days on market $92,500 Active 140 DOM
3. 2026-06-17
   days on market $92,500 Active 139 DOM
4. 2026-06-16
   days on market $92,500 Active 138 DOM
5. 2026-06-15
   days on market $92,500 Active 137 DOM
6. 2026-06-14
   days on market $92,500 Active 135 DOM
7. 2026-06-13
   days on market $92,500 Active 134 DOM
8. 2026-06-10
   days on market $92,500 Active 132 DOM
9. 2026-06-09
   days on market $92,500 Active 131 DOM
10. 2026-06-08
    days on market $92,500 Active 130 DOM
11. 2026-06-07
    days on market $92,500 Active 129 DOM
12. 2026-06-03
    days on market $92,500 Active 125 DOM
13. 2026-06-02
    days on market $92,500 Active 124 DOM
14. 2026-06-01
    days on market $92,500 Active 123 DOM
15. 2026-05-31
    days on market $92,500 Active 122 DOM
16. 2026-05-30
    days on market $92,500 Active 121 DOM
17. 2026-02-27
    price $92,500 296-char remark

    Show marketing remark (296 chars)

    INVESTMENT OPPORTUNITY!! This remodeled duplex in San Jacinto is ready to start making money for YOU!! This duplex has one bedroom and one bathroom on each side, making it an excellent choice for all the temporary construction workers coming to town!! Take a look and make your best offer TODAY!!

18. 2026-01-29
    listed $97,500 Active 296-char remark

    Show marketing remark (296 chars)

    INVESTMENT OPPORTUNITY!! This remodeled duplex in San Jacinto is ready to start making money for YOU!! This duplex has one bedroom and one bathroom on each side, making it an excellent choice for all the temporary construction workers coming to town!! Take a look and make your best offer TODAY!!

19. 2026-01-22
    soldstatus
20. 2022-05-31
    soldstatus
21. 2018-08-09
    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: $1,224 · $102/mo
• Projected year-2 tax: $1,693 · $141/mo
• Expected delta: +$469/yr (+$39/mo · 38.3%)

ⓘ 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 6 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: $9,989
• − Mortgage interest: −$5,181
• − Property taxes: −$1,224
• − Insurance: −$462
• − Repairs & maintenance: −$799
• − Management: −$799
• − Depreciation: −$2,691
• Taxable loss: −$1,167
• Est. tax savings @ 24.0%: +$280
• After-tax cash flow: $665/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

-5.1% since first listed

5 events — show timeline

• 2026-02-27 Price Changed $92,500 AARMLS
• 2026-01-29 Listed $97,500 AARMLS
• 2026-01-22 Sold (Public Records) — Public Records
• 2022-05-31 Sold (Public Records) — Public Records
• 2018-08-09 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,224 · +1.1% YoY. Source: county tax records.