2714 Oak Dr · Amarillo, TX 79107

$119,900

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 105 Days on market

Built 1985 $125/sqft · 84% above area

---

Why this score? — see what drove the D+ 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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.3/10.0
• 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 MLS

This 3-bedroom, 2-bath home offers a functional layout with comfortable living space, making it a great option for first-time buyers or an excellent investor opportunity. The home features a practical kitchen, cozy living area, and plenty of potential to personalize and make it your own. Situated on a spacious lot, the large backyard provides plenty of room for outdoor activities, pets, gardening, or future improvements. Whether you're looking for an affordable home to start your homeownership journey or searching for a property with great potential to add to your investment portfolio, this property is worth a look. Schedule your showing today!

Key facts

• Large backyard
• Cozy living area
• Practical kitchen

Tags

• FUNCTIONAL LAYOUT
• PRACTICAL KITCHEN
• COZY LIVING AREA
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (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-, crime F, commute 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.
• Zoned schools: George Washington Carver Early Childhood Academy (338 students, 68% FRL); Mann Middle (math 36% / reading 29%, grade F, #947 of 1,662 statewide, top 58%, 458 students, 92% FRL); Amtech Career Academy (3 students, 0% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 120 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,214 units permitted in Potter County in 2024 (650 in 5+ unit buildings).
• This rent runs 36% 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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

• Climate carrying-cost: moderate 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 $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 1.03% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 8.1

CMA / ARV

• ARV (median comp): $65,000
• List price: $119,900
• Delta: 84.46%
• Verdict: OVERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-11,969
• Equity at exit: $17,877

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-718
• Equity at exit: $10,367

Cash invested: $33,572 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$629
• Tax from tax record: −$178 /mo · $2,133/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $117

Break-even live

Break-even rent $1,084

Max offer price $119,900

Occupancy floor 86%

Sensitivity live

Price	-10% $184	-5% $151	+0% $117	+5% $83	+10% $49
Rent	-10% $19	-5% $68	+0% $117	+5% $165	+10% $214
Rate	-1.0pp $177	-0.5pp $147	base $117	+0.5pp $85	+1.0pp $54

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2800 Redwood St Amarillo, TX	3.0	1.0	926	$1,350	$1.46	45d	1	0.12mi
509 Jason Ave Amarillo, TX	1.0–2.0	1.0–2.0	931	$962	$1.03	14d	1	0.43mi
2904 N Mirror St Amarillo, TX	2.0	1.0	608	$1,050	$1.73	23d	1	0.54mi
4005 Hilltop Dr Apt C Amarillo, TX	2.0	1.0	784	$850	$1.08	23d	1	0.82mi
4005 Hilltop Dr Apt D Amarillo, TX	3.0	2.0	924	$1,250	$1.35	23d	1	0.82mi
1819 Darden St Amarillo, TX	3.0	1.0	1114	$1,095	$0.98	45d	1	1.32mi

Listing history 31 events

1. 2026-06-21
   days on market $119,900 Active 105 DOM
2. 2026-06-18
   days on market $119,900 Active 102 DOM
3. 2026-06-17
   days on market $119,900 Active 101 DOM
4. 2026-06-16
   days on market $119,900 Active 100 DOM
5. 2026-06-15
   days on market $119,900 Active 99 DOM
6. 2026-06-14
   days on market $119,900 Active 97 DOM
7. 2026-06-13
   days on market $119,900 Active 96 DOM
8. 2026-06-10
   days on market $119,900 Active 94 DOM
9. 2026-06-09
   days on market $119,900 Active 93 DOM
10. 2026-06-08
    days on market $119,900 Active 92 DOM
11. 2026-06-07
    days on market $119,900 Active 91 DOM
12. 2026-06-03
    days on market $119,900 Active 87 DOM
13. 2026-06-02
    days on market $119,900 Active 86 DOM
14. 2026-06-01
    days on market $119,900 Active 85 DOM
15. 2026-05-31
    days on market $119,900 Active 84 DOM
16. 2026-05-30
    days on market $119,900 Active 83 DOM
17. 2026-03-09
    listed $119,900 Active 652-char remark

    Show marketing remark (652 chars)

    This 3-bedroom, 2-bath home offers a functional layout with comfortable living space, making it a great option for first-time buyers or an excellent investor opportunity. The home features a practical kitchen, cozy living area, and plenty of potential to personalize and make it your own. Situated on a spacious lot, the large backyard provides plenty of room for outdoor activities, pets, gardening, or future improvements. Whether you're looking for an affordable home to start your homeownership journey or searching for a property with great potential to add to your investment portfolio, this property is worth a look. Schedule your showing today!

18. 2025-12-19
    price $119,900
19. 2025-10-20
    price $125,000
20. 2024-04-25
    soldstatus
21. 2024-04-24
    soldstatus Closed
22. 2024-04-09
    status Pending
23. 2024-03-30
    historical Active Under Contract
24. 2024-03-21
    price $94,900
25. 2024-02-19
    price $99,900
26. 2024-02-06
    price $109,500
27. 2023-10-24
    listed $119,500 Active
28. 2012-04-30
    soldstatus
29. 2007-08-02
    soldstatus
30. 2005-02-03
    soldstatus
31. 2004-11-02
    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: $2,133 · $178/mo
• Projected year-2 tax: $2,194 · $183/mo
• Expected delta: +$61/yr (+$5/mo · 2.9%)

ⓘ 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 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,781
• − Mortgage interest: −$6,716
• − Property taxes: −$2,133
• − Insurance: −$600
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$3,488
• Taxable loss: −$521
• Est. tax savings @ 24.0%: +$125
• After-tax cash flow: $1,524/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

+0.3% since first listed

15 events — show timeline

• 2026-03-09 Listed $119,900 AARMLS
• 2025-12-19 Price Changed $119,900 AARMLS
• 2025-10-20 Price Changed $125,000 AARMLS
• 2024-04-25 Sold (Public Records) — Public Records
• 2024-04-24 Sold (MLS) — AARMLS
• 2024-04-09 Pending — AARMLS
• 2024-03-30 Contingent — AARMLS
• 2024-03-21 Price Changed $94,900 AARMLS
• 2024-02-19 Price Changed $99,900 AARMLS
• 2024-02-06 Price Changed $109,500 AARMLS
• 2023-10-24 Listed $119,500 AARMLS
• 2012-04-30 Sold (Public Records) — Public Records
• 2007-08-02 Sold (Public Records) — Public Records
• 2005-02-03 Sold (Public Records) — Public Records
• 2004-11-02 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,133 · -0.3% YoY. Source: county tax records.