4201 Long Dr · Amarillo, TX 79108

$60,000

3 bd · 2.0 ba · 2,220 sqft · SingleFamily public records · 114 Days on market

Built 1973 ↓ 20% 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
• 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 MLS

SOLD AS IS, FIXER UPPER MANUFACTURED HOME

Key facts

• Built 1973
• Listed 114 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $795 ($10k/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: $55k (9.0% 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: 62 active listings in the ZIP; 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% 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 114 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 9% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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: 2.61% ✓
• Cap rate: 22.20%
• Cash-on-cash: 56.81%
• DSCR: 3.53
• GRM: 3.2

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: 55.3%
• Equity multiple: 3.44×
• Total profit: $40,977
• Equity at exit: $8,946

10-year hold

• IRR: 60.3%
• Equity multiple: 7.02×
• Total profit: $101,080
• 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 79108

• Home prices YoY: -25.9%
• Active inventory: 62
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,567 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$103 /mo · $1,234/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $795

Break-even live

Break-even rent $560

Max offer price $60,000

Occupancy floor 44%

Sensitivity live

Price	-10% $829	-5% $812	+0% $795	+5% $778	+10% $761
Rent	-10% $672	-5% $734	+0% $795	+5% $857	+10% $919
Rate	-1.0pp $826	-0.5pp $811	base $795	+0.5pp $780	+1.0pp $764

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: —

Listing history 26 events

1. 2026-06-18
   days on market $60,000 Active 114 DOM
2. 2026-06-17
   days on market $60,000 Active 113 DOM
3. 2026-06-16
   days on market $60,000 Active 112 DOM
4. 2026-06-15
   days on market $60,000 Active 111 DOM
5. 2026-06-14
   days on market $60,000 Active 109 DOM
6. 2026-06-13
   days on market $60,000 Active 108 DOM
7. 2026-06-10
   days on market $60,000 Active 106 DOM
8. 2026-06-09
   days on market $60,000 Active 105 DOM
9. 2026-06-08
   days on market $60,000 Active 104 DOM
10. 2026-06-07
    days on market $60,000 Active 103 DOM
11. 2026-06-03
    days on market $60,000 Active 99 DOM
12. 2026-06-02
    days on market $60,000 Active 98 DOM
13. 2026-06-01
    days on market $60,000 Active 97 DOM
14. 2026-05-31
    days on market $60,000 Active 96 DOM
15. 2026-05-30
    days on market $60,000 Active 95 DOM
16. 2026-03-16
    price $60,000 41-char remark

    Show marketing remark (41 chars)

    SOLD AS IS, FIXER UPPER MANUFACTURED HOME

17. 2026-02-24
    listed $55,000 Active 41-char remark

    Show marketing remark (41 chars)

    SOLD AS IS, FIXER UPPER MANUFACTURED HOME

18. 2025-10-06
    price $50,000
19. 2025-08-04
    price $64,000
20. 2025-07-28
    price $45,000
21. 2025-07-11
    price $50,000
22. 2025-07-07
    price $60,000
23. 2025-06-09
    listed $75,000 Active
24. 2025-02-18
    soldstatus
25. 2024-05-03
    soldstatus
26. 2014-09-12
    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: $1,234 · $103/mo
• Projected year-2 tax: $1,234 · $103/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,803
• − Mortgage interest: −$3,361
• − Property taxes: −$1,234
• − Insurance: −$300
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$1,745
• Taxable income: $9,154
• Est. tax owed @ 24.0%: −$2,197
• After-tax cash flow: $7,348/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

• City population: 185,802
• Population (ZIP): 10,979

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 23% Two or more races 14% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 8% · Canada, Philippines
• Languages at home: 80% English-only · Spanish 17% Other Asian/Pacific 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: ▼ -64.97%
• Current HPI: 185.6329
• Rent YoY: —
• Metro: —
• 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

-20.0% since first listed

11 events — show timeline

• 2026-03-16 Price Changed $60,000 AARMLS
• 2026-02-24 Listed $55,000 AARMLS
• 2025-10-06 Price Changed $50,000 AARMLS
• 2025-08-04 Price Changed $64,000 AARMLS
• 2025-07-28 Price Changed $45,000 AARMLS
• 2025-07-11 Price Changed $50,000 AARMLS
• 2025-07-07 Price Changed $60,000 AARMLS
• 2025-06-09 Listed $75,000 AARMLS
• 2025-02-18 Sold (Public Records) — Public Records
• 2024-05-03 Sold (Public Records) — Public Records
• 2014-09-12 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,234 · +28.6% YoY. Source: county tax records.