404 N Lincoln St · Amarillo, TX 79107

$120,000

3 bd · 1.0 ba · 3,226 sqft · SingleFamily public records · 72 Days on market

Built 1920 8,276 sqft lot $37/sqft · 96% below area

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Unlock the potential of this versatile investment property, with easy downtown access! Recreate this 4-plex, rare opportunity to build to your exact vision. Exterior has been fully updated, featuring brand-new siding and windows--giving you a solid, attractive foundation to start from. Inside, it has been taken down to the studs, providing a blank slate for a complete custom build-out. With major exterior improvements already completed, focus on bringing the interior to life. The property will require electrical and HVAC installation, making it ideal for investors or builders ready to maximize value and returns. Opportunities like this don't come often-- endless potential. Turn this property into an income generator!

Key facts

• 8,276 sq ft lot
• Built 1920
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/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: $113k (6.0% 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-, 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• This rent runs 43% 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 $830 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $2,669,879
• List price: $120,000
• Delta: -95.51%
• 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: 0.3%
• Equity multiple: 1.01×
• Total profit: $440
• Equity at exit: $17,892

10-year hold

• IRR: 10.0%
• Equity multiple: 1.78×
• Total profit: $26,050
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$151 /mo · $1,807/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $312

Break-even live

Break-even rent $1,051

Max offer price $120,000

Occupancy floor 73%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 N Hayes St Amarillo, TX	4.0	2.0	2400	$1,600	$0.67	43d	1	0.27mi
603 N Monroe St Amarillo, TX	3.0	2.0	2200	$1,500	$0.68	21d	1	0.73mi
302 N Madison St Amarillo, TX	3.0	2.0	2200	$1,500	$0.68	43d	1	0.77mi
745 N Aldredge St Amarillo, TX	3.0	1.0	2376	$1,250	$0.53	43d	1	0.91mi

Listing history 21 events

1. 2026-06-18
   days on market $120,000 Active 72 DOM
2. 2026-06-17
   days on market $120,000 Active 71 DOM
3. 2026-06-16
   days on market $120,000 Active 70 DOM
4. 2026-06-15
   days on market $120,000 Active 69 DOM
5. 2026-06-14
   days on market $120,000 Active 67 DOM
6. 2026-06-13
   days on market $120,000 Active 66 DOM
7. 2026-06-10
   days on market $120,000 Active 64 DOM
8. 2026-06-09
   days on market $120,000 Active 63 DOM
9. 2026-06-08
   days on market $120,000 Active 62 DOM
10. 2026-06-07
    days on market $120,000 Active 61 DOM
11. 2026-06-03
    days on market $120,000 Active 57 DOM
12. 2026-06-02
    days on market $120,000 Active 56 DOM
13. 2026-06-01
    days on market $120,000 Active 55 DOM
14. 2026-05-31
    days on market $120,000 Active 54 DOM
15. 2026-05-30
    days on market $120,000 Active 53 DOM
16. 2026-04-07
    listed $120,000 Active 727-char remark

    Show marketing remark (727 chars)

    Unlock the potential of this versatile investment property, with easy downtown access! Recreate this 4-plex, rare opportunity to build to your exact vision. Exterior has been fully updated, featuring brand-new siding and windows--giving you a solid, attractive foundation to start from. Inside, it has been taken down to the studs, providing a blank slate for a complete custom build-out. With major exterior improvements already completed, focus on bringing the interior to life. The property will require electrical and HVAC installation, making it ideal for investors or builders ready to maximize value and returns. Opportunities like this don't come often-- endless potential. Turn this property into an income generator!

17. 2026-04-07
    listed $120,000 Active 727-char remark

    Show marketing remark (727 chars)

    Unlock the potential of this versatile investment property, with easy downtown access! Recreate this 4-plex, rare opportunity to build to your exact vision. Exterior has been fully updated, featuring brand-new siding and windows--giving you a solid, attractive foundation to start from. Inside, it has been taken down to the studs, providing a blank slate for a complete custom build-out. With major exterior improvements already completed, focus on bringing the interior to life. The property will require electrical and HVAC installation, making it ideal for investors or builders ready to maximize value and returns. Opportunities like this don't come often-- endless potential. Turn this property into an income generator!

18. 2023-05-01
    price $63,000
19. 2023-04-24
    price $70,000
20. 2022-01-28
    soldstatus
21. 2021-06-16
    listed $59,900

ⓘ 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: $1,807 · $151/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$389/yr (+$32/mo · 21.5%)

ⓘ 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 · 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: $17,343
• − Mortgage interest: −$6,722
• − Property taxes: −$1,807
• − Insurance: −$600
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$3,491
• Taxable income: $1,948
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $3,275/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

+100.3% since first listed

6 events — show timeline

• 2026-04-07 Listed $120,000 AARMLS
• 2026-04-07 Listed $120,000 AARMLS
• 2023-05-01 Price Changed $63,000 AARMLS
• 2023-04-24 Price Changed $70,000 AARMLS
• 2022-01-28 Sold (MLS) — AARMLS
• 2021-06-16 Listed $59,900 AARMLS

Property tax history

+17.4%/yr

Latest (2025): $1,807 · +1.4% YoY. Source: county tax records.