106 NE 11th Ave · Amarillo, TX 79107

$135,000

6 bd · 3.0 ba · 1,320 sqft · MultiFamily public records · 24 Days on market

Built 1945

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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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

PROPERTY IS OFFERED AS-IS. Great Investor Opportunity. Triplex in North West Amarillo. Two units are 1 bed/ 1 bath. One unit is 2 bed/1 bath. Triplex has metal roof and siding. Each unit has fenced private yard for pet. Two units (1/1 & 2/1) have plumbing updates, new water heaters, new heat sources, new paint and new flooring, these units do have tenants in them. Third unit needs rehab. Seller will look at ALL CASH OFFERS ONLY PROPERTY IS OFFERED AS-IS. All updates per seller

Key facts

• New plumbing
• New electrical
• Built 1945

Tags

• NEW PLUMBING
• NEW ELECTRICAL

Property features AI

Finance

• Other: No additional financial or community details available
• Financial info: Income/expense and investor details not provided
• HOA & community: HOA and community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Utility details not provided
• Home design: Multi‑family residential income property
• Construction: Total living area of 1320 (sq ft not listed in section per instructions); Year built and construction materials not provided
• Exterior features: Located in NW Amarillo within city limits; Directions: From I‑27 North toward downtown Amarillo, keep left on US‑87 North, then left on NE 11th Avenue

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom count not provided
• Flooring: Flooring details not provided
• Bathrooms: Bathroom count not provided
• Heating & cooling: Heating and cooling details not provided
• Interior features: No interior details available
• Laundry & utility: Laundry and utility details not provided

What this means for you Summary

Snapshot

• This is a 2×1bd/1ba + 1×2bd/1ba units multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $347/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (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; lower-income renter base — watch delinquency; 1,214 units permitted in Potter County in 2024 (650 in 5+ unit buildings).
• At $2,398/mo this rent would consume 71% of the median local household income ($41k/yr) (locally 1019% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.78% ✓
• Cap rate: 15.54%
• Cash-on-cash: 33.02%
• DSCR: 2.47
• GRM: 4.7

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: 28.2%
• Equity multiple: 2.17×
• Total profit: $44,349
• Equity at exit: $20,129

10-year hold

• IRR: 35.6%
• Equity multiple: 4.28×
• Total profit: $123,860
• Equity at exit: $11,672

Cash invested: $37,800 (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 79107

• Home prices YoY: -20.9%
• Active inventory: 120
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $2,398 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$90 /mo · $1,083/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $1,040

Break-even live

Break-even rent $1,082

Max offer price $135,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,116	-5% $1,078	+0% $1,040	+5% $1,002	+10% $964
Rent	-10% $851	-5% $945	+0% $1,040	+5% $1,135	+10% $1,229
Rate	-1.0pp $1,108	-0.5pp $1,074	base $1,040	+0.5pp $1,005	+1.0pp $969

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,552
1× unit	2	1	$846
Total (3 units)			$2,398

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $135,000 Active 24 DOM
2. 2026-06-18
   days on market $135,000 Active 21 DOM
3. 2026-06-17
   days on market $135,000 Active 20 DOM
4. 2026-06-16
   days on market $135,000 Active 19 DOM
5. 2026-06-15
   days on market $135,000 Active 18 DOM
6. 2026-06-14
   days on market $135,000 Active 16 DOM
7. 2026-06-13
   days on market $135,000 Active 15 DOM
8. 2026-06-10
   days on market $135,000 Active 13 DOM
9. 2026-06-09
   days on market $135,000 Active 12 DOM
10. 2026-06-08
    days on market $135,000 Active 11 DOM
11. 2026-06-07
    days on market $135,000 Active 10 DOM
12. 2026-06-03
    days on market $135,000 Active 6 DOM
13. 2026-06-02
    days on market $135,000 Active 5 DOM
14. 2026-06-01
    days on market $135,000 Active 4 DOM
15. 2026-05-31
    days on market $135,000 Active 3 DOM
16. 2026-05-30
    days on market $135,000 Active 2 DOM
17. 2025-09-13
    listed $135,000 Active 202-char remark
18. 2023-04-17
    soldstatus Closed 491-char remark

    Show marketing remark (491 chars)

    PROPERTY IS OFFERED AS-IS. Great Investor Opportunity. Triplex in North West Amarillo. Two units are 1 bed/ 1 bath. One unit is 2 bed/1 bath. Triplex has metal roof and siding. Each unit has fenced private yard for pet. Two units (1/1 & 2/1) have plumbing updates, new water heaters, new heat sources, new paint and new flooring, these units do have tenants in them. Third unit needs rehab. Seller will look at ALL CASH OFFERS ONLY PROPERTY IS OFFERED AS-IS. All updates per seller

19. 2023-03-31
    price $87,000 491-char remark

    Show marketing remark (491 chars)

    PROPERTY IS OFFERED AS-IS. Great Investor Opportunity. Triplex in North West Amarillo. Two units are 1 bed/ 1 bath. One unit is 2 bed/1 bath. Triplex has metal roof and siding. Each unit has fenced private yard for pet. Two units (1/1 & 2/1) have plumbing updates, new water heaters, new heat sources, new paint and new flooring, these units do have tenants in them. Third unit needs rehab. Seller will look at ALL CASH OFFERS ONLY PROPERTY IS OFFERED AS-IS. All updates per seller

20. 2023-03-29
    status Active 491-char remark

    Show marketing remark (491 chars)

    PROPERTY IS OFFERED AS-IS. Great Investor Opportunity. Triplex in North West Amarillo. Two units are 1 bed/ 1 bath. One unit is 2 bed/1 bath. Triplex has metal roof and siding. Each unit has fenced private yard for pet. Two units (1/1 & 2/1) have plumbing updates, new water heaters, new heat sources, new paint and new flooring, these units do have tenants in them. Third unit needs rehab. Seller will look at ALL CASH OFFERS ONLY PROPERTY IS OFFERED AS-IS. All updates per seller

21. 2023-03-10
    price $89,000 491-char remark

    Show marketing remark (491 chars)

    PROPERTY IS OFFERED AS-IS. Great Investor Opportunity. Triplex in North West Amarillo. Two units are 1 bed/ 1 bath. One unit is 2 bed/1 bath. Triplex has metal roof and siding. Each unit has fenced private yard for pet. Two units (1/1 & 2/1) have plumbing updates, new water heaters, new heat sources, new paint and new flooring, these units do have tenants in them. Third unit needs rehab. Seller will look at ALL CASH OFFERS ONLY PROPERTY IS OFFERED AS-IS. All updates per seller

22. 2023-02-12
    price $94,000 491-char remark

    Show marketing remark (491 chars)

    PROPERTY IS OFFERED AS-IS. Great Investor Opportunity. Triplex in North West Amarillo. Two units are 1 bed/ 1 bath. One unit is 2 bed/1 bath. Triplex has metal roof and siding. Each unit has fenced private yard for pet. Two units (1/1 & 2/1) have plumbing updates, new water heaters, new heat sources, new paint and new flooring, these units do have tenants in them. Third unit needs rehab. Seller will look at ALL CASH OFFERS ONLY PROPERTY IS OFFERED AS-IS. All updates per seller

23. 2023-01-23
    listed $99,000 Active 491-char remark

    Show marketing remark (491 chars)

    PROPERTY IS OFFERED AS-IS. Great Investor Opportunity. Triplex in North West Amarillo. Two units are 1 bed/ 1 bath. One unit is 2 bed/1 bath. Triplex has metal roof and siding. Each unit has fenced private yard for pet. Two units (1/1 & 2/1) have plumbing updates, new water heaters, new heat sources, new paint and new flooring, these units do have tenants in them. Third unit needs rehab. Seller will look at ALL CASH OFFERS ONLY PROPERTY IS OFFERED AS-IS. All updates per seller

24. 2021-09-14
    soldstatus

    Show marketing remark (294 chars)

    Investor property. Triplex in NW Amarillo. Two units have one bedroom, living area and kitchen space. One unit offers two bedrooms with a kitchen and living space. All units need work to make them livable for tenants. Metal roof and siding. Designed so each unit could have fenced private yard.

25. 2021-08-19
    listed $31,900

    Show marketing remark (294 chars)

    Investor property. Triplex in NW Amarillo. Two units have one bedroom, living area and kitchen space. One unit offers two bedrooms with a kitchen and living space. All units need work to make them livable for tenants. Metal roof and siding. Designed so each unit could have fenced private yard.

ⓘ 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: $1,083 · $90/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,388/yr (+$116/mo · 128.2%)

ⓘ 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 · 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: $28,776
• − Mortgage interest: −$7,562
• − Property taxes: −$1,083
• − Insurance: −$675
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − Depreciation: −$3,927
• Taxable income: $10,925
• Est. tax owed @ 24.0%: −$2,622
• After-tax cash flow: $9,858/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

+323.2% since first listed

9 events — show timeline

• 2026-05-28 Listed $135,000 AARMLS
• 2023-04-17 Sold (MLS) — AARMLS
• 2023-03-31 Price Changed $87,000 AARMLS
• 2023-03-29 Relisted — AARMLS
• 2023-03-10 Price Changed $89,000 AARMLS
• 2023-02-12 Price Changed $94,000 AARMLS
• 2023-01-23 Listed $99,000 AARMLS
• 2021-09-14 Sold (MLS) — AARMLS
• 2021-08-19 Listed $31,900 AARMLS

Property tax history

+9.5%/yr

Latest (2025): $1,083 · +22.4% YoY. Source: county tax records.