1811 S Austin St · Amarillo, TX 79109

$140,000

4 bd · 1.0 ba · 1,261 sqft · SingleFamily public records · 64 Days on market

Built 1950 6,969 sqft lot $111/sqft · 6% below area Est $149k · 6% under

---

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 +23.6/30.0
• ARV discount +10.4/15.0
• DSCR +7.6/10.0
• 1% rule +7.0/10.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful Wolflin Opportunity! Step inside and you'll find a large living room with a wood burning fireplace. The big kitchen has lots of storage and countertop space that offers a great area for cooking and entertaining. Three bedrooms, two bathrooms, low maintenance brick and a one car attached garage complete your new home!

Key facts

• Lots of storage
• Countertop space
• Large living room

Tags

• WOOD BURNING FIREPLACE
• LARGE LIVING ROOM
• BIG KITCHEN
• LOTS OF STORAGE
• COUNTERTOP SPACE
• LOW MAINTENANCE BRICK

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (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: Rents rising fast (+5.2%/yr); 157 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1950 — 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: 8.56%
• Cash-on-cash: 8.10%
• DSCR: 1.36
• GRM: 6.9

CMA / ARV

• ARV (median comp): $149,498
• List price: $140,000
• Delta: -6.35%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.24% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,871
• Equity at exit: $20,874

10-year hold

• IRR: 10.9%
• Equity multiple: 1.95×
• Total profit: $37,053
• Equity at exit: $12,105

Cash invested: $39,200 (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 79109

• Rents YoY: 5.2%
• Active inventory: 157
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,680 high
• Mortgage (P&I): −$734
• Tax from tax record: −$270 /mo · $3,243/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $265

Break-even live

Break-even rent $1,345

Max offer price $140,000

Occupancy floor 79%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2030 Crockett St Amarillo, TX	3.0	1.5	1307	$1,750	$1.34	13d	1	0.39mi
2104 S Travis St Amarillo, TX	3.0	1.0	1236	$1,700	$1.38	21d	1	0.46mi
2103 Parker St Amarillo, TX	3.0	2.0	1306	$2,300	$1.76	21d	1	0.53mi
3118 SW 15th Ave Amarillo, TX	2.0–3.0	1.0–2.0	1015	$900	$0.89	13d	17	0.63mi
913 S Rusk St Amarillo, TX	3.0	2.0	1450	$1,450	$1.00	13d	1	0.79mi
1008 S Mississippi St Amarillo, TX	3.0	2.0	1061	$1,275	$1.20	21d	1	0.92mi
3005 SW 28th Ave Unit C Amarillo, TX	3.0	2.0	1480	$1,700	$1.15	13d	1	0.96mi
3110 SW 27th Ave Amarillo, TX	3.0	2.0	1470	$1,482	$1.01	21d	1	0.97mi
3110 SW 27th Ave Amarillo, TX	1.0–3.0	1.0–2.0	1085	$1,482	$1.37	13d	3	0.97mi
701 Sunset Ter Amarillo, TX	3.0	1.0	1444	$1,350	$0.93	43d	1	1.09mi
701 Sunset Ter Amarillo, TX	3.0	1.0	1444	$1,350	$0.93	21d	1	1.09mi
1809 Chama St Amarillo, TX	3.0	1.0	1396	$1,600	$1.15	43d	1	1.18mi
2709 S Van Buren St Unit 1 Amarillo, TX	3.0	2.0	1787	$2,100	$1.18	13d	1	1.24mi
3500 Mockingbird Ln Amarillo, TX	1.0–3.0	1.0–2.0	834	$1,095	$1.31	21d	1	1.24mi
3610 S Austin St Amarillo, TX	3.0	2.5	1810	$2,100	$1.16	43d	1	1.48mi

Listing history 8 events

1. 2026-06-03
   status $140,000 Pending 64 DOM
2. 2026-06-02
   days on market $140,000 Active Under Contract 64 DOM
3. 2026-06-01
   days on market $140,000 Active Under Contract 63 DOM
4. 2026-05-31
   days on market $140,000 Active Under Contract 62 DOM
5. 2026-05-30
   days on market $140,000 Active Under Contract 61 DOM
6. 2026-05-11
   status Active 329-char remark

   Show marketing remark (329 chars)

   Wonderful Wolflin Opportunity! Step inside and you'll find a large living room with a wood burning fireplace. The big kitchen has lots of storage and countertop space that offers a great area for cooking and entertaining. Three bedrooms, two bathrooms, low maintenance brick and a one car attached garage complete your new home!

7. 2026-05-04
   historical Active Under Contract 329-char remark

   Show marketing remark (329 chars)

   Wonderful Wolflin Opportunity! Step inside and you'll find a large living room with a wood burning fireplace. The big kitchen has lots of storage and countertop space that offers a great area for cooking and entertaining. Three bedrooms, two bathrooms, low maintenance brick and a one car attached garage complete your new home!

8. 2026-03-30
   listed $140,000 Active 329-char remark

   Show marketing remark (329 chars)

   Wonderful Wolflin Opportunity! Step inside and you'll find a large living room with a wood burning fireplace. The big kitchen has lots of storage and countertop space that offers a great area for cooking and entertaining. Three bedrooms, two bathrooms, low maintenance brick and a one car attached garage complete your new home!

ⓘ 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: $3,243 · $270/mo
• Projected year-2 tax: $3,243 · $270/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 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: $20,163
• − Mortgage interest: −$7,842
• − Property taxes: −$3,243
• − Insurance: −$700
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$4,073
• Taxable income: $1,080
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $2,917/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: Randall County · 137,351 people
• City population: 185,802
• Metro: Amarillo, TX
• Population (ZIP): 43,578
• Household income: $70,435
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1640.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 19% Two or more races 12% Black 5%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Indo-European 1%

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: ▼ -227.95%
• Current HPI: 171.6795
• Rent YoY: ▲ 5.24%
• 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

3 events — show timeline

• 2026-05-11 Relisted — AARMLS
• 2026-05-04 Contingent — AARMLS
• 2026-03-30 Listed $140,000 AARMLS

Property tax history

+5.5%/yr

Latest (2025): $3,243 · +7.6% YoY. Source: county tax records.