817 S Tennessee St · Amarillo, TX 79106

$121,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 101 Days on market

Built 1926 $101/sqft · 43% below area Est $211k · 43% under ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• 1% rule +4.4/10.0
• DSCR +4.3/10.0
• 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

Renovated with new countertops. Central Heat and Air, Very Spacious with large back yard.

Key facts

• Garage
• Built 1926
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $121k.

Deal economics

• At list price, monthly cash flow is $19 ($224/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 $114k (5.6% below list).
• Recommended offer: $110k (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: Rents rising fast (+4.7%/yr); 132 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $837 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 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 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,110 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1926 — 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: 0.94% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 8.8

CMA / ARV

• ARV (median comp): $211,444
• List price: $121,000
• Delta: -42.77%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.69% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-16,397
• Equity at exit: $18,041

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-4,172
• Equity at exit: $10,462

Cash invested: $33,880 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,142 high
• Mortgage (P&I): −$635
• Tax from tax record: −$199 /mo · $2,382/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $19

Break-even live

Break-even rent $1,118

Max offer price $121,000

Occupancy floor 93%

Sensitivity live

Price	-10% $87	-5% $53	+0% $19	+5% $-16	+10% $-50
Rent	-10% $-72	-5% $-26	+0% $19	+5% $64	+10% $109
Rate	-1.0pp $80	-0.5pp $49	base $19	+0.5pp $-13	+1.0pp $-45

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: $30,250
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Sunset Ter Amarillo, TX	3.0	1.0	1444	$1,350	$0.93	21d	1	0.23mi
701 Sunset Ter Amarillo, TX	3.0	1.0	1444	$1,350	$0.93	44d	1	0.23mi
1008 S Mississippi St Amarillo, TX	3.0	2.0	1061	$1,275	$1.20	21d	1	0.29mi
406 S Tennessee St Amarillo, TX	2.0	1.0	837	$895	$1.07	21d	1	0.32mi
802 S Kentucky St Amarillo, TX	2.0	1.0	970	$899	$0.93	44d	1	0.41mi
705 S Florida St Amarillo, TX	2.0	1.0	1014	$850	$0.84	21d	1	0.51mi
3118 SW 15th Ave Amarillo, TX	2.0–3.0	1.0–2.0	1015	$900	$0.89	14d	17	0.61mi
89 N Fairmont St Amarillo, TX	3.0	1.0	780	$1,000	$1.28	44d	1	0.66mi
2306 SW 8th Ave Unit 2 Amarillo, TX	2.0	1.0	700	$950	$1.36	44d	1	0.72mi
913 S Rusk St Amarillo, TX	3.0	2.0	1450	$1,450	$1.00	14d	1	0.75mi
206 N Prospect St Amarillo, TX	2.0	1.0	1479	$950	$0.64	21d	1	0.78mi
4231 SW 2nd Ave Amarillo, TX	2.0	1.0	891	$875	$0.98	21d	1	0.82mi
4224 SW 2nd Ave Amarillo, TX	2.0	1.0	891	$775	$0.87	21d	1	0.82mi
4226 SW 2nd Ave Amarillo, TX	2.0	2.0	800	$949	$1.19	14d	1	0.83mi
108 N Florida St Amarillo, TX	2.0	1.0	960	$800	$0.83	21d	1	0.86mi
1326 Hillcrest St Amarillo, TX	3.0	1.0	958	$1,295	$1.35	21d	1	0.90mi
1809 Chama St Amarillo, TX	3.0	1.0	1396	$1,600	$1.15	44d	1	0.92mi
900 S Avondale St Amarillo, TX	2.0	1.5	1000	$875	$0.88	14d	1	1.01mi

Listing history 6 events

1. 2026-02-16
   listed $121,000 Active
2. 2024-11-06
   soldstatus
3. 2024-11-01
   soldstatus Closed 89-char remark

   Show marketing remark (89 chars)

   Renovated with new countertops. Central Heat and Air, Very Spacious with large back yard.

4. 2024-07-26
   historical Active Under Contract 89-char remark

   Show marketing remark (89 chars)

   Renovated with new countertops. Central Heat and Air, Very Spacious with large back yard.

5. 2024-07-23
   listed $125,000 Active 89-char remark

   Show marketing remark (89 chars)

   Renovated with new countertops. Central Heat and Air, Very Spacious with large back yard.

6. 2011-10-21
   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: $2,382 · $199/mo
• Projected year-2 tax: $2,382 · $199/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 9/10 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: $13,704
• − Mortgage interest: −$6,778
• − Property taxes: −$2,382
• − Insurance: −$605
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$3,520
• Taxable loss: −$1,774
• Est. tax savings @ 24.0%: +$426
• After-tax cash flow: $650/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

-3.2% since first listed

6 events — show timeline

• 2026-02-16 Listed $121,000 AARMLS
• 2024-11-06 Sold (Public Records) — Public Records
• 2024-11-01 Sold (MLS) — AARMLS
• 2024-07-26 Contingent — AARMLS
• 2024-07-23 Listed $125,000 AARMLS
• 2011-10-21 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,382 · +3.5% YoY. Source: county tax records.