2402 Hickory St · Amarillo, TX 79107

$87,000

2 bd · 1.0 ba · 803 sqft · SingleFamily public records · 26 Days on market

Built 1953

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

INVESTMENT ALERT!!! PART OF A PACKAGE DEAL 14 PROPERTIES INCLUDED AT SALE PRICE $1,327,000.00 . This property is tenant occupied. We will have rent rolls available for the interested purchaser.

Key facts

• Garage
• Built 1953
• Listed 26 days

Property features AI

Finance

• Other: Located in NE Amarillo city limits (zoning 0300)

Exterior

• Parking: Attached garage (1 car) with garage facing front
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick and frame construction with brick veneer; Pillar/post/pier foundation
• Exterior features: Wood fencing; Composition roof; Faces west

Interior

• Kitchen: Range (stove)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Cooling with ceiling fan(s)
• Interior features: Ceiling fan(s); Range (stove)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $86k (1.5% 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: 120 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 31% 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 $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,695 (1.5% 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. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-898
• Equity at exit: $12,972

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $16,286
• Equity at exit: $7,522

Cash invested: $24,360 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,044 high
• Mortgage (P&I): −$456
• Tax from tax record: −$125 /mo · $1,503/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $207

Break-even live

Break-even rent $782

Max offer price $87,000

Occupancy floor 75%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 Redwood St Amarillo, TX	3.0	1.0	926	$1,350	$1.46	43d	1	0.35mi
2904 N Mirror St Amarillo, TX	2.0	1.0	608	$1,050	$1.73	21d	1	0.65mi
509 Jason Ave Amarillo, TX	1.0–2.0	1.0–2.0	931	$962	$1.03	12d	1	0.78mi
4005 Hilltop Dr Apt C Amarillo, TX	2.0	1.0	784	$850	$1.08	21d	1	1.12mi
4005 Hilltop Dr Apt D Amarillo, TX	3.0	2.0	924	$1,250	$1.35	21d	1	1.12mi
1819 Darden St Amarillo, TX	3.0	1.0	1114	$1,095	$0.98	43d	1	1.18mi
702 N Buchanan St Unit B Amarillo, TX	1.0	1.0	640	$550	$0.86	13d	1	1.20mi
1220 N Nelson St Amarillo, TX	2.0	1.0	550	$900	$1.64	21d	1	1.37mi
2405 Rule St Amarillo, TX	2.0	1.0	720	$850	$1.18	43d	1	1.46mi
823 N Nelson St Amarillo, TX	2.0	1.0	1000	$900	$0.90	43d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $87,000 Active 26 DOM
2. 2026-06-17
   days on market $87,000 Active 25 DOM
3. 2026-06-16
   days on market $87,000 Active 24 DOM
4. 2026-06-15
   days on market $87,000 Active 23 DOM
5. 2026-06-14
   days on market $87,000 Active 21 DOM
6. 2026-06-13
   days on market $87,000 Active 20 DOM
7. 2026-06-10
   days on market $87,000 Active 18 DOM
8. 2026-06-09
   days on market $87,000 Active 17 DOM
9. 2026-06-08
   days on market $87,000 Active 16 DOM
10. 2026-06-07
    days on market $87,000 Active 15 DOM
11. 2026-06-03
    days on market $87,000 Active 11 DOM
12. 2026-06-02
    days on market $87,000 Active 10 DOM
13. 2026-06-01
    days on market $87,000 Active 9 DOM
14. 2026-05-31
    days on market $87,000 Active 8 DOM
15. 2026-05-30
    days on market $87,000 Active 7 DOM
16. 2026-05-23
    listed $87,000 Active
17. 2025-03-22
    historical $950
18. 2025-03-05
    listed $950
19. 2024-03-14
    historical $950
20. 2024-01-31
    listed $950
21. 2018-06-15
    soldstatus
22. 2009-12-15
    soldstatus
23. 2005-09-08
    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: $1,503 · $125/mo
• Projected year-2 tax: $1,592 · $133/mo
• Expected delta: +$89/yr (+$7/mo · 5.9%)

ⓘ 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 5/10 Major
• 🌡 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: $12,526
• − Mortgage interest: −$4,873
• − Property taxes: −$1,503
• − Insurance: −$435
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,531
• Taxable income: $1,179
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $2,199/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

8 events — show timeline

• 2026-05-23 Listed $87,000 AARMLS
• 2025-03-22 Rental Removed $950 APPFOLIO
• 2025-03-05 Listed for Rent $950 APPFOLIO
• 2024-03-14 Rental Removed $950 APPFOLIO
• 2024-01-31 Listed for Rent $950 APPFOLIO
• 2018-06-15 Sold (Public Records) — Public Records
• 2009-12-15 Sold (Public Records) — Public Records
• 2005-09-08 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,503 · +22.4% YoY. Source: county tax records.