821 Parker St · Amarillo, TX 79101

$125,000

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records

Built 1942

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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).

• Cash flow +16.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• DSCR +5.1/10.0
• 1% rule +4.8/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NEW CARPET THROUGHOUT HOUSE - Take a peek. .. you will be happy with your FIND!!! This well loved home is ready for a new family after 43 years. .. . New Roof, newer siding, nice concrete deck with two yards, and a detached double garage. Complete with security system, central heat and air, dishwasher and garbage disposal. .. .what are you waiting for? :)

Key facts

• Built 1942

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $71 ($850/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 $123k (1.6% below list).
• Recommended offer: $123k (1.6% below list) — sets the bar for 1% rule.

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: 23 active listings in the ZIP; 15 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

• In year one you build about $3k of equity ($864 loan paydown + $2k appreciation (1.4% local appreciation)).
• At projected returns (1.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,008 (1.6% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.27×
• Total profit: $9,412
• Equity at exit: $45,357

10-year hold

• IRR: 9.2%
• Equity multiple: 2.17×
• Total profit: $40,806
• Equity at exit: $62,409

Cash invested: $35,000 (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 79101

• Home prices YoY: 0.8%
• Active inventory: 23
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,230 high
• Mortgage (P&I): −$656
• Tax from tax record: −$193 /mo · $2,320/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $71

Break-even live

Break-even rent $1,140

Max offer price $125,000

Occupancy floor 89%

Sensitivity live

Price	-10% $142	-5% $106	+0% $71	+5% $35	+10% $0
Rent	-10% $-26	-5% $22	+0% $71	+5% $119	+10% $168
Rate	-1.0pp $134	-0.5pp $103	base $71	+0.5pp $38	+1.0pp $5

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
913 S Rusk St Amarillo, TX	3.0	2.0	1450	$1,450	$1.00	14d	1	0.50mi
2306 SW 8th Ave Unit 2 Amarillo, TX	2.0	1.0	700	$950	$1.36	44d	1	0.56mi
705 S Florida St Amarillo, TX	2.0	1.0	1014	$850	$0.84	22d	1	0.78mi
802 S Kentucky St Amarillo, TX	2.0	1.0	970	$899	$0.93	44d	1	0.86mi
3118 SW 15th Ave Amarillo, TX	2.0–3.0	1.0–2.0	1015	$900	$0.89	14d	17	1.08mi
108 N Florida St Amarillo, TX	2.0	1.0	960	$800	$0.83	22d	1	1.08mi
2103 Parker St Amarillo, TX	3.0	2.0	1306	$2,300	$1.76	22d	1	1.12mi
1008 S Mississippi St Amarillo, TX	3.0	2.0	1061	$1,275	$1.20	22d	1	1.13mi
2104 S Travis St Amarillo, TX	3.0	1.0	1236	$1,700	$1.38	22d	1	1.14mi
2030 Crockett St Amarillo, TX	3.0	1.5	1307	$1,750	$1.34	14d	1	1.18mi
609 N Monroe St Amarillo, TX	3.0	2.0	1500	$1,500	$1.00	44d	1	1.20mi
1314 NW 10th Ave Amarillo, TX	3.0	1.0	1222	$1,100	$0.90	22d	1	1.22mi
406 S Tennessee St Amarillo, TX	2.0	1.0	837	$895	$1.07	22d	1	1.30mi
701 Sunset Ter Amarillo, TX	3.0	1.0	1444	$1,350	$0.93	22d	1	1.32mi
701 Sunset Ter Amarillo, TX	3.0	1.0	1444	$1,350	$0.93	44d	1	1.32mi

Listing history 5 events

1. 2026-05-26
   listed $125,000
2. 2018-07-31
   soldstatus
3. 2015-06-01
   soldstatus
4. 2015-05-29
   soldstatus 357-char remark

   Show marketing remark (357 chars)

   NEW CARPET THROUGHOUT HOUSE - Take a peek. .. you will be happy with your FIND!!! This well loved home is ready for a new family after 43 years. .. . New Roof, newer siding, nice concrete deck with two yards, and a detached double garage. Complete with security system, central heat and air, dishwasher and garbage disposal. .. .what are you waiting for? :)

5. 2015-01-11
   listed $65,000 357-char remark

   Show marketing remark (357 chars)

   NEW CARPET THROUGHOUT HOUSE - Take a peek. .. you will be happy with your FIND!!! This well loved home is ready for a new family after 43 years. .. . New Roof, newer siding, nice concrete deck with two yards, and a detached double garage. Complete with security system, central heat and air, dishwasher and garbage disposal. .. .what are you waiting for? :)

ⓘ 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: $2,320 · $193/mo
• Projected year-2 tax: $2,320 · $193/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 3/10 Moderate
• 🌡 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: $14,761
• − Mortgage interest: −$7,002
• − Property taxes: −$2,320
• − Insurance: −$625
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$3,636
• Taxable loss: −$1,184
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $1,134/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
• City population: 185,802
• Population (ZIP): 2,458

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 24% Two or more races 11% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Lithuanian 5% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% 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: ▲ 1.41%
• Current HPI: 173.3766
• 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

+92.3% since first listed

5 events — show timeline

• 2026-05-26 Listed $125,000 FSBO.com
• 2018-07-31 Sold (Public Records) — Public Records
• 2015-06-01 Sold (Public Records) — Public Records
• 2015-05-29 Sold (MLS) — AARMLS
• 2015-01-11 Listed $65,000 AARMLS

Property tax history

+4.8%/yr

Latest (2025): $2,320 · +3.2% YoY. Source: county tax records.