1210 SW 12th Ave · Amarillo, TX 79102

$105,000

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 115 Days on market

Built 1927 $106/sqft · 50% below area

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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 +7.2/30.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BANK OWNED Home being sold ' AS IS' . This home is right across the street from St. Mary's School, and is a charming home with so much potential. Large size backyard. This is a great fixer upper or investment property. Home has newer windows.

Key facts

• Large size backyard
• New windows
• Built 1927

Tags

• LARGE SIZE BACKYARD
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $79k (25.0% below list).
• Recommended offer: $79k (25.0% 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: 37 active listings in the ZIP; 17 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,741 (25.0% 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 115 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1927 — 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: 0.75% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.97%
• DSCR: 0.73
• GRM: 11.1

CMA / ARV

• ARV (median comp): $211,426
• List price: $105,000
• Delta: -50.34%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.5%
• Equity multiple: 0.11×
• Total profit: $-26,289
• Equity at exit: $15,656

10-year hold

• IRR: -23.5%
• Equity multiple: -0.18×
• Total profit: $-34,728
• Equity at exit: $9,078

Cash invested: $29,400 (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 79102

• Home prices YoY: -33.0%
• Active inventory: 37
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $787 high
• Mortgage (P&I): −$551
• Tax from tax record: −$174 /mo · $2,087/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $-146

Break-even live

Break-even rent $972

Max offer price $79,171

Occupancy floor —

Sensitivity live

Price	-10% $-87	-5% $-116	+0% $-146	+5% $-176	+10% $-206
Rent	-10% $-208	-5% $-177	+0% $-146	+5% $-115	+10% $-84
Rate	-1.0pp $-93	-0.5pp $-120	base $-146	+0.5pp $-173	+1.0pp $-201

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1506 SW 11th Ave Unit A Amarillo, TX	1.0	1.0	608	$650	$1.07	45d	1	0.20mi
1212 SW 9th Ave Unit A Amarillo, TX	1.0	1.0	550	$770	$1.40	22d	1	0.22mi
709 SW 14th Ave Unit 4 Amarillo, TX	1.0	1.0	700	$695	$0.99	22d	1	0.35mi
612 SW 17th Ave Amarillo, TX	1.0	1.0	1008	$650	$0.64	22d	1	0.54mi
2030 S Hayden St Amarillo, TX	1.0	1.0	630	$650	$1.03	14d	1	0.74mi
2306 SW 8th Ave Amarillo, TX	2.0	1.0	553	$950	$1.72	22d	1	0.78mi
2306 SW 8th Ave Unit 2 Amarillo, TX	2.0	1.0	700	$950	$1.36	45d	1	0.78mi
1616 1 S Polk St Unit 1 Amarillo, TX	1.0	1.0	530	$525	$0.99	45d	1	0.85mi
2700 W 16th Ave Amarillo, TX	1.0	1.0	693	$830	$1.20	14d	1	0.96mi
705 S Florida St Amarillo, TX	2.0	1.0	1014	$850	$0.84	22d	1	0.99mi
802 S Kentucky St Amarillo, TX	2.0	1.0	970	$899	$0.93	45d	1	1.05mi
3118 SW 15th Ave Amarillo, TX	2.0–3.0	1.0–2.0	1015	$640	$0.63	14d	17	1.10mi
9 S Polk St Unit 9 Amarillo, TX	1.0	1.0	530	$525	$0.99	14d	1	1.16mi
2216 S Polk St Apt D Amarillo, TX	1.0	1.0	544	$575	$1.06	45d	1	1.19mi
1008 S Mississippi St Amarillo, TX	3.0	2.0	1061	$1,275	$1.20	22d	1	1.23mi
2400 S Polk St #204 Amarillo, TX	1.0	1.0	549	$1,300	$2.37	45d	1	1.26mi
108 N Florida St Amarillo, TX	2.0	1.0	960	$800	$0.83	22d	1	1.37mi

Listing history 18 events

1. 2026-06-21
   days on market $105,000 Active 115 DOM
2. 2026-06-18
   days on market $105,000 Active 112 DOM
3. 2026-06-17
   days on market $105,000 Active 111 DOM
4. 2026-06-16
   days on market $105,000 Active 110 DOM
5. 2026-06-15
   days on market $105,000 Active 109 DOM
6. 2026-06-14
   days on market $105,000 Active 107 DOM
7. 2026-06-13
   days on market $105,000 Active 106 DOM
8. 2026-06-10
   days on market $105,000 Active 104 DOM
9. 2026-06-09
   days on market $105,000 Active 103 DOM
10. 2026-06-08
    days on market $105,000 Active 102 DOM
11. 2026-06-07
    days on market $105,000 Active 101 DOM
12. 2026-06-03
    days on market $105,000 Active 97 DOM
13. 2026-06-02
    days on market $105,000 Active 96 DOM
14. 2026-06-01
    days on market $105,000 Active 95 DOM
15. 2026-05-31
    days on market $105,000 Active 94 DOM
16. 2026-05-30
    days on market $105,000 Active 93 DOM
17. 2026-02-26
    listed $105,000 Active 242-char remark

    Show marketing remark (242 chars)

    BANK OWNED Home being sold ' AS IS' . This home is right across the street from St. Mary's School, and is a charming home with so much potential. Large size backyard. This is a great fixer upper or investment property. Home has newer windows.

18. 1999-09-23
    soldstatus 228-char remark

    Show marketing remark (228 chars)

    BIVINS! STEEL SIDED HOME WITH LARGE LIVING ROOM & MOCK FIREPLACE * HAS SEPARATE DINING ROOM, UTILITY ROOM * CENTRAL HEATING AND AIR * NEW PAINT ON OUTSIDE * FOR FULL PRICE CONV CONTRACT SELLER WILL PAY UP TO $1000 CC OR PP

ⓘ 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: $2,087 · $174/mo
• Projected year-2 tax: $2,087 · $174/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 2/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥97°F today · 18 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: $9,449
• − Mortgage interest: −$5,882
• − Property taxes: −$2,087
• − Insurance: −$525
• − Repairs & maintenance: −$756
• − Management: −$756
• − Depreciation: −$3,055
• Taxable loss: −$3,611
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $-888/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): 9,393
• Household income: $51,125
• Rent vs Own: 50.9% rent · 49.1% own
• Severe rent burden: 487.0

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 50% Hispanic / Latino 40% Two or more races 15% Asian 4% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Philippines
• Languages at home: 77% English-only · Spanish 21% 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: ▼ -86.43%
• Current HPI: 175.582
• 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

2 events — show timeline

• 2026-02-26 Listed $105,000 AARMLS
• 1999-09-23 Sold (MLS) — AARMLS

Property tax history

+4.2%/yr

Latest (2025): $2,087 · +2.7% YoY. Source: county tax records.