4608 Eagle Ln · Amarillo, TX 79118

$60,000

3 bd · 2.0 ba · 924 sqft · Land · 82 Days on market

Built 1984 5,663 sqft lot ↓ 17% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an affordable home inside the city limits? Located in a quiet cul-de-sac with off-street parking, this 3-bedroom, 2-bath mobile home offers comfort, space, and value all in one! Step inside to find fresh interior paint and a central HVAC system to keep you comfortable year-round. The open living and kitchen area creates an easy flow for everyday living. The isolated primary suite offers privacy with its own bathroom, and two additional bedrooms provide plenty of options for family, guests, or a home office. Outside, you'll love the fenced yard and storage shed, giving you extra room for pets, projects, or outdoor enjoyment. Possible Owner Financing with 20% down, Cash or Conventional loan only. Homes at this price don't come along often, so schedule your showing TODAY!

Key facts

• Fenced yard
• Central hvac system
• Cul-de-sac

Tags

• CUL-DE-SAC
• OFF-STREET PARKING
• CENTRAL HVAC SYSTEM
• OPEN LIVING AND KITCHEN AREA
• ISOLATED PRIMARY SUITE
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $60k.

Deal economics

• At list price, monthly cash flow is $933 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $56k (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: Rents rising fast (+5.5%/yr); 278 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 45 units permitted in Randall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Randall County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.72% ✓
• Cap rate: 24.96%
• Cash-on-cash: 66.67%
• DSCR: 3.97
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.52% rent growth · sell at horizon

5-year hold

• IRR: 68.7%
• Equity multiple: 4.21×
• Total profit: $53,959
• Equity at exit: $8,946

10-year hold

• IRR: 73.5%
• Equity multiple: 9.44×
• Total profit: $141,820
• Equity at exit: $5,188

Cash invested: $16,800 (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 79118

• Rents YoY: 5.5%
• Active inventory: 278
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,632 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$16 /mo · $192/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $933

Break-even live

Break-even rent $450

Max offer price $60,000

Occupancy floor 38%

Sensitivity live

Price	-10% $967	-5% $950	+0% $933	+5% $916	+10% $899
Rent	-10% $805	-5% $869	+0% $933	+5% $998	+10% $1,062
Rate	-1.0pp $964	-0.5pp $949	base $933	+0.5pp $918	+1.0pp $902

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4205 S Tyler St Amarillo, TX	2.0	1.0	852	$925	$1.09	45d	1	1.44mi

Listing history 23 events

1. 2026-06-21
   days on market $60,000 Active 82 DOM
2. 2026-06-18
   price $60,000 Active 79 DOM
3. 2026-06-18
   days on market $67,500 Active 79 DOM
4. 2026-06-17
   days on market $67,500 Active 78 DOM
5. 2026-06-16
   days on market $67,500 Active 77 DOM
6. 2026-06-15
   days on market $67,500 Active 76 DOM
7. 2026-06-14
   days on market $67,500 Active 74 DOM
8. 2026-06-13
   days on market $67,500 Active 73 DOM
9. 2026-06-10
   days on market $67,500 Active 71 DOM
10. 2026-06-09
    days on market $67,500 Active 70 DOM
11. 2026-06-09
    price $67,500 Active 69 DOM
12. 2026-06-08
    days on market $75,000 Active 69 DOM
13. 2026-06-07
    days on market $75,000 Active 68 DOM
14. 2026-06-03
    days on market $75,000 Active 64 DOM
15. 2026-06-02
    days on market $75,000 Active 63 DOM
16. 2026-06-01
    days on market $75,000 Active 62 DOM
17. 2026-05-31
    days on market $75,000 Active 61 DOM
18. 2026-05-30
    days on market $75,000 Active 60 DOM
19. 2026-05-12
    price $75,000 791-char remark

    Show marketing remark (791 chars)

    Looking for an affordable home inside the city limits? Located in a quiet cul-de-sac with off-street parking, this 3-bedroom, 2-bath mobile home offers comfort, space, and value all in one! Step inside to find fresh interior paint and a central HVAC system to keep you comfortable year-round. The open living and kitchen area creates an easy flow for everyday living. The isolated primary suite offers privacy with its own bathroom, and two additional bedrooms provide plenty of options for family, guests, or a home office. Outside, you'll love the fenced yard and storage shed, giving you extra room for pets, projects, or outdoor enjoyment. Possible Owner Financing with 20% down, Cash or Conventional loan only. Homes at this price don't come along often, so schedule your showing TODAY!

20. 2026-04-10
    price $80,000 791-char remark

    Show marketing remark (791 chars)

    Looking for an affordable home inside the city limits? Located in a quiet cul-de-sac with off-street parking, this 3-bedroom, 2-bath mobile home offers comfort, space, and value all in one! Step inside to find fresh interior paint and a central HVAC system to keep you comfortable year-round. The open living and kitchen area creates an easy flow for everyday living. The isolated primary suite offers privacy with its own bathroom, and two additional bedrooms provide plenty of options for family, guests, or a home office. Outside, you'll love the fenced yard and storage shed, giving you extra room for pets, projects, or outdoor enjoyment. Possible Owner Financing with 20% down, Cash or Conventional loan only. Homes at this price don't come along often, so schedule your showing TODAY!

21. 2026-04-01
    listed $90,000 Active 791-char remark

    Show marketing remark (791 chars)

    Looking for an affordable home inside the city limits? Located in a quiet cul-de-sac with off-street parking, this 3-bedroom, 2-bath mobile home offers comfort, space, and value all in one! Step inside to find fresh interior paint and a central HVAC system to keep you comfortable year-round. The open living and kitchen area creates an easy flow for everyday living. The isolated primary suite offers privacy with its own bathroom, and two additional bedrooms provide plenty of options for family, guests, or a home office. Outside, you'll love the fenced yard and storage shed, giving you extra room for pets, projects, or outdoor enjoyment. Possible Owner Financing with 20% down, Cash or Conventional loan only. Homes at this price don't come along often, so schedule your showing TODAY!

22. 2014-10-02
    soldstatus
23. 2008-01-03
    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: $192 · $16/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$906/yr (+$75/mo · 471.0%)

ⓘ 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 10/10 Extreme
• 🌡 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: $19,581
• − Mortgage interest: −$3,361
• − Property taxes: −$192
• − Insurance: −$300
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$1,745
• Taxable income: $10,850
• Est. tax owed @ 24.0%: −$2,604
• After-tax cash flow: $8,597/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: Randall County · 137,351 people
• City population: 185,802
• Metro: Amarillo, TX
• Population (ZIP): 28,107
• Household income: $87,810
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 367.0

Population outlook (Randall County) Hauer SSP2

• Today (2025): 152,140 people
• By 2030: 163,107 · +7.2%
• By 2040: 184,999 · +21.6%
• By 2050: 206,948 · +36.0%
• By 2075: 260,204 · +71.0%
• By 2100: 294,980 · +93.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Hispanic / Latino 35% Two or more races 18% Black 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% Vietnamese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Randall

• 2024 margin: Solid R (+60.4) · D 19.4% · R 79.8%
• 2008→2024 swing: +2.3pp toward D · 2008: -62.7pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.8 2016: R+65.1 2012: R+68.2 2008: R+62.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.59%
• Current HPI: 162.5206
• Rent YoY: ▲ 5.52%
• 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

-16.7% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $75,000 AARMLS
• 2026-04-10 Price Changed $80,000 AARMLS
• 2026-04-01 Listed $90,000 AARMLS
• 2014-10-02 Sold (Public Records) — Public Records
• 2008-01-03 Sold (Public Records) — Public Records

Property tax history

-1.0%/yr

Latest (2025): $192 · +1.9% YoY. Source: county tax records.