716 N Mirror St · Amarillo, TX 79107

$130,000

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 63 Days on market

Built 1930 6,970 sqft lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.2/30.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a cash flowing investment with immediate income? This duplex delivers! With a 2/1 unit renting for $1,100 and a 1/1 unit at $740, you've got strong rental income already in place. Both units are leased, making this a true turnkey opportunity. Featuring a solid stone exterior, separate entrances, driveway parking, and a fenced yard for added tenant appeal. Whether you're just getting started or adding doors, this is a smart move for your portfolio!

Key facts

• Fenced yard
• Solid stone exterior
• Separate entrances

Tags

• SOLID STONE EXTERIOR
• SEPARATE ENTRANCES
• DRIVEWAY PARKING
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (32.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (28.8% below list).
• Recommended offer: $88k (32.5% below list) — sets the bar for cash-flow.

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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,695 (32.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.71% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.89%
• DSCR: 0.65
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $65,320
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2405 Sanborn St	0.45mi	3/1.0 (+1)	918 (-0%)	20mo	$64,900	$71	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -30.1%
• Equity multiple: 0.00×
• Total profit: $-36,260
• Equity at exit: $19,383

10-year hold

• IRR: -31.3%
• Equity multiple: -0.40×
• Total profit: $-50,977
• Equity at exit: $11,240

Cash invested: $36,400 (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: 11.7×

Monthly cashflow live

• Estimated rent: $926 high
• Mortgage (P&I): −$682
• Tax from tax record: −$235 /mo · $2,820/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $-239

Break-even live

Break-even rent $1,229

Max offer price $87,695

Occupancy floor —

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2405 Rule St Amarillo, TX	2.0	1.0	720	$850	$1.18	43d	1	0.48mi
702 N Buchanan St Unit B Amarillo, TX	1.0	1.0	640	$550	$0.86	13d	1	0.64mi
823 N Nelson St Amarillo, TX	2.0	1.0	1000	$900	$0.90	43d	1	0.71mi
1220 N Nelson St Amarillo, TX	2.0	1.0	550	$900	$1.64	21d	1	0.89mi
1819 Darden St Amarillo, TX	3.0	1.0	1114	$1,095	$0.98	43d	1	1.07mi
9 S Polk St Unit 9 Amarillo, TX	1.0	1.0	530	$525	$0.99	13d	1	1.08mi
901 S Roberts St Amarillo, TX	2.0	1.0	1068	$1,200	$1.12	43d	1	1.18mi
3606 NE 14th Ave Amarillo, TX	3.0	1.0	1088	$1,300	$1.19	13d	1	1.44mi

Listing history 25 events

1. 2026-06-18
   days on market $130,000 Active 63 DOM
2. 2026-06-17
   days on market $130,000 Active 62 DOM
3. 2026-06-16
   days on market $130,000 Active 61 DOM
4. 2026-06-15
   days on market $130,000 Active 60 DOM
5. 2026-06-14
   days on market $130,000 Active 58 DOM
6. 2026-06-13
   days on market $130,000 Active 57 DOM
7. 2026-06-10
   days on market $130,000 Active 55 DOM
8. 2026-06-09
   days on market $130,000 Active 54 DOM
9. 2026-06-08
   days on market $130,000 Active 53 DOM
10. 2026-06-07
    days on market $130,000 Active 52 DOM
11. 2026-06-03
    days on market $130,000 Active 48 DOM
12. 2026-06-02
    days on market $130,000 Active 47 DOM
13. 2026-06-01
    days on market $130,000 Active 46 DOM
14. 2026-05-31
    days on market $130,000 Active 45 DOM
15. 2026-05-30
    days on market $130,000 Active 44 DOM
16. 2026-04-16
    listed $130,000 Active 463-char remark

    Show marketing remark (463 chars)

    Looking for a cash flowing investment with immediate income? This duplex delivers! With a 2/1 unit renting for $1,100 and a 1/1 unit at $740, you've got strong rental income already in place. Both units are leased, making this a true turnkey opportunity. Featuring a solid stone exterior, separate entrances, driveway parking, and a fenced yard for added tenant appeal. Whether you're just getting started or adding doors, this is a smart move for your portfolio!

17. 2024-04-18
    historical $1,100
18. 2024-04-02
    listed $1,100
19. 2023-02-22
    listed $125,000 Active
20. 2022-02-18
    price $700
21. 2018-12-21
    soldstatus
22. 2018-10-04
    listed $76,000
23. 2016-12-28
    soldstatus
24. 2016-12-27
    soldstatus
25. 2016-11-21
    listed $27,000

ⓘ 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: $2,820 · $235/mo
• Projected year-2 tax: $2,820 · $235/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 4/10 Moderate
• 🌡 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: $11,110
• − Mortgage interest: −$7,282
• − Property taxes: −$2,820
• − Insurance: −$650
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$3,782
• Taxable loss: −$5,201
• Est. tax savings @ 24.0%: +$1,248
• After-tax cash flow: $-1,625/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

+381.5% since first listed

10 events — show timeline

• 2026-04-16 Listed $130,000 AARMLS
• 2024-04-18 Rental Removed $1,100 AARMLS
• 2024-04-02 Listed for Rent $1,100 AARMLS
• 2023-02-22 Listed $125,000 AARMLS
• 2022-02-18 Price Changed $700 RENT.
• 2018-12-21 Sold (MLS) — AARMLS
• 2018-10-04 Listed $76,000 AARMLS
• 2016-12-28 Sold (Public Records) — Public Records
• 2016-12-27 Sold (MLS) — AARMLS
• 2016-11-21 Listed $27,000 AARMLS

Property tax history

+10.5%/yr

Latest (2025): $2,820 · +0.2% YoY. Source: county tax records.