2215 Locust St · Amarillo, TX 79109

$145,000

3 bd · 2.0 ba · 1,304 sqft · SingleFamily public records · 166 Days on market

Built 1951 7,841 sqft lot

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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 +18.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +5.6/10.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute Wolflin Charmer 3/2/2 with shop area. Original Hardwood floors, large living area, big backyard, crown molding, hand textured walls, double car garage with workshop. Easy to show.

Key facts

• Adjacent kitchen
• Spacious yard
• Private retreat

Tags

• MID-CENTURY RANCH-STYLE HOME
• WELCOMING LIVING ROOM
• ADJACENT KITCHEN
• PRIVATE RETREAT
• SPACIOUS YARD
• MATURE TREES

Property features AI

Finance

• Other: Property treated as clear for loan type
• Financial info: Second mortgage present; Short sale listing condition
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking (1 covered space); Driveway; Attached garage with 1 garage space
• Security: No smart home or specific security features listed
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; One story; Built in 1951
• Construction: Composition roof; No barns
• Exterior features: Lot smaller than 0.5 acre (approx. 0.18 acre); Subdivision: Wolflin Park 05

Interior

• Kitchen: Other appliances
• Bedrooms: Primary bedroom on main level (12 x 10); Bedroom on main level (11 x 10); Bedroom on main level (10 x 10)
• Flooring: No flooring details listed
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; One living area; One dining area; Total of 4 rooms; Other interior features
• Laundry & utility: No specific laundry details listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (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-, 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: Sunrise El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 266 students, 94% FRL) — zoned schools average 94% FRL vs 58% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.2%/yr); 157 active listings in the ZIP; 21 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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 1951 — 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: 1.09% ✓
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.24% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.71×
• Total profit: $-11,834
• Equity at exit: $21,620

10-year hold

• IRR: 4.8%
• Equity multiple: 1.39×
• Total profit: $15,986
• Equity at exit: $12,537

Cash invested: $40,600 (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 79109

• Rents YoY: 5.2%
• Active inventory: 157
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$760
• Tax from tax record: −$308 /mo · $3,691/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $124

Break-even live

Break-even rent $1,428

Max offer price $145,000

Occupancy floor 87%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2030 Crockett St Amarillo, TX	3.0	1.5	1307	$1,750	$1.34	13d	1	0.31mi
2104 S Travis St Amarillo, TX	3.0	1.0	1236	$1,700	$1.38	21d	1	0.44mi
2103 Parker St Amarillo, TX	3.0	2.0	1306	$2,300	$1.76	21d	1	0.53mi
3005 SW 28th Ave Unit C Amarillo, TX	3.0	2.0	1480	$1,700	$1.15	13d	1	0.54mi
3019 W 28th Ave Amarillo, TX	1.0–2.0	1.0–2.0	795	$775	$0.97	44d	1	0.59mi
3110 SW 27th Ave Amarillo, TX	3.0	2.0	1470	$1,482	$1.01	21d	1	0.62mi
3110 SW 27th Ave Amarillo, TX	1.0–3.0	1.0–2.0	1085	$1,482	$1.37	13d	3	0.62mi
3500 Mockingbird Ln Amarillo, TX	1.0–3.0	1.0–2.0	834	$1,095	$1.31	21d	1	0.93mi
3118 SW 15th Ave Amarillo, TX	2.0–3.0	1.0–2.0	1015	$900	$0.89	13d	17	0.96mi
3610 S Austin St Amarillo, TX	3.0	2.5	1810	$2,100	$1.16	44d	1	1.00mi
2709 S Van Buren St Unit 1 Amarillo, TX	3.0	2.0	1787	$2,100	$1.18	13d	1	1.08mi
4108 Crockett St Amarillo, TX	3.0	1.0	1373	$1,525	$1.11	44d	1	1.25mi
1809 Chama St Amarillo, TX	3.0	1.0	1396	$1,600	$1.15	44d	1	1.25mi
913 S Rusk St Amarillo, TX	3.0	2.0	1450	$1,450	$1.00	13d	1	1.27mi
1008 S Mississippi St Amarillo, TX	3.0	2.0	1061	$1,275	$1.20	21d	1	1.27mi
3813 S Washington St Unit B Amarillo, TX	2.0	2.0	954	$1,050	$1.10	44d	1	1.31mi
3205 S Tyler St Amarillo, TX	3.0	1.0	1381	$1,475	$1.07	13d	1	1.31mi
701 Sunset Ter Amarillo, TX	3.0	1.0	1444	$1,350	$0.93	44d	1	1.41mi
701 Sunset Ter Amarillo, TX	3.0	1.0	1444	$1,350	$0.93	21d	1	1.41mi
3719 Julie Dr Amarillo, TX	3.0	2.0	1455	$1,675	$1.15	13d	1	1.46mi
802 S Kentucky St Amarillo, TX	2.0	1.0	970	$899	$0.93	44d	1	1.49mi

Listing history 33 events

1. 2026-06-18
   days on market $145,000 Active 166 DOM
2. 2026-06-17
   days on market $145,000 Active 165 DOM
3. 2026-06-16
   days on market $145,000 Active 164 DOM
4. 2026-06-15
   days on market $145,000 Active 163 DOM
5. 2026-06-14
   days on market $145,000 Active 161 DOM
6. 2026-06-13
   days on market $145,000 Active 160 DOM
7. 2026-06-10
   days on market $145,000 Active 158 DOM
8. 2026-06-09
   days on market $145,000 Active 157 DOM
9. 2026-06-08
   days on market $145,000 Active 156 DOM
10. 2026-06-07
    days on market $145,000 Active 155 DOM
11. 2026-06-03
    days on market $145,000 Active 151 DOM
12. 2026-06-02
    days on market $145,000 Active 150 DOM
13. 2026-06-01
    days on market $145,000 Active 149 DOM
14. 2026-05-31
    days on market $145,000 Active 148 DOM
15. 2026-05-30
    days on market $145,000 Active 147 DOM
16. 2026-05-08
    price $145,000
17. 2026-05-08
    status Active
18. 2026-01-13
    status Pending
19. 2025-12-19
    price $100,000
20. 2025-12-05
    price $110,000
21. 2025-11-21
    price $120,000
22. 2025-11-07
    price $130,000
23. 2025-10-22
    price $140,000
24. 2025-10-08
    price $150,000
25. 2025-09-24
    price $155,000
26. 2025-09-10
    listed $165,000 Active
27. 2016-09-08
    soldstatus
28. 2016-09-06
    soldstatus 184-char remark

    Show marketing remark (184 chars)

    Cute Wolflin Charmer 3/2/2 with shop area. Original Hardwood floors, large living area, big backyard, crown molding, hand textured walls, double car garage with workshop. Easy to show.

29. 2016-06-02
    listed $129,900 184-char remark

    Show marketing remark (184 chars)

    Cute Wolflin Charmer 3/2/2 with shop area. Original Hardwood floors, large living area, big backyard, crown molding, hand textured walls, double car garage with workshop. Easy to show.

30. 2015-01-29
    soldstatus
31. 2015-01-28
    soldstatus 267-char remark

    Show marketing remark (267 chars)

    PERFECT STARTER HOME. .. Clean, Warm, And Inviting Home in Wolflin. 3/2/2 With lots of Special Features: Beautiful Original Hardwood Floors, Crown Molding, Hand Textured Walls, Attractive Landscape, Beautiful Backyard, Double Car Garage with Workshop. Easy To Show!!!

32. 2014-10-17
    listed $125,000 267-char remark

    Show marketing remark (267 chars)

    PERFECT STARTER HOME. .. Clean, Warm, And Inviting Home in Wolflin. 3/2/2 With lots of Special Features: Beautiful Original Hardwood Floors, Crown Molding, Hand Textured Walls, Attractive Landscape, Beautiful Backyard, Double Car Garage with Workshop. Easy To Show!!!

33. 2009-09-14
    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: $3,691 · $308/mo
• Projected year-2 tax: $3,691 · $308/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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $19,027
• − Mortgage interest: −$8,122
• − Property taxes: −$3,691
• − Insurance: −$725
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$4,218
• Taxable loss: −$774
• Est. tax savings @ 24.0%: +$186
• After-tax cash flow: $1,676/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): 43,578
• Household income: $70,435
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1640.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 12% Black 5%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Indo-European 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: ▼ -227.95%
• Current HPI: 171.6795
• Rent YoY: ▲ 5.24%
• 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

+16.0% since first listed

18 events — show timeline

• 2026-05-08 Price Changed $145,000 NTREIS
• 2026-05-08 Relisted — NTREIS
• 2026-01-13 Pending — NTREIS
• 2025-12-19 Price Changed $100,000 NTREIS
• 2025-12-05 Price Changed $110,000 NTREIS
• 2025-11-21 Price Changed $120,000 NTREIS
• 2025-11-07 Price Changed $130,000 NTREIS
• 2025-10-22 Price Changed $140,000 NTREIS
• 2025-10-08 Price Changed $150,000 NTREIS
• 2025-09-24 Price Changed $155,000 NTREIS
• 2025-09-10 Listed $165,000 NTREIS
• 2016-09-08 Sold (Public Records) — Public Records
• 2016-09-06 Sold (MLS) — AARMLS
• 2016-06-02 Listed $129,900 AARMLS
• 2015-01-29 Sold (Public Records) — Public Records
• 2015-01-28 Sold (MLS) — AARMLS
• 2014-10-17 Listed $125,000 AARMLS
• 2009-09-14 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,691 · -0.8% YoY. Source: county tax records.