3801 S Jackson St · Amarillo, TX 79110

$80,000

2 bd · 1.0 ba · 1,006 sqft · SingleFamily public records · 3 Days on market

Built 1951 5,663 sqft lot ↓ 45% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great little corner home with large fence in rear yard. Shade trees. Home has a second living area which could be third bedroom, just add a closet.

Key facts

• Large fence
• Rear yard
• Corner home

Tags

• CORNER HOME
• LARGE FENCE
• REAR YARD
• SHADE TREES
• SECOND LIVING AREA

Property features AI

Finance

• HOA & community: No community amenities listed

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Faces west
• Construction: Frame construction
• Exterior features: Chain link fencing; Composition roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

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 (+6.0%/yr); 65 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45 units permitted in Randall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Randall County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 1.62% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.85%
• DSCR: 1.93
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.04% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 1.71×
• Total profit: $15,974
• Equity at exit: $11,928

10-year hold

• IRR: 27.8%
• Equity multiple: 3.85×
• Total profit: $63,945
• Equity at exit: $6,917

Cash invested: $22,400 (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 79110

• Rents YoY: 6.0%
• Active inventory: 65
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,296 high
• Mortgage (P&I): −$420
• Tax from tax record: −$182 /mo · $2,180/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $389

Break-even live

Break-even rent $803

Max offer price $80,000

Occupancy floor 65%

Sensitivity live

Price	-10% $434	-5% $412	+0% $389	+5% $366	+10% $344
Rent	-10% $287	-5% $338	+0% $389	+5% $440	+10% $491
Rate	-1.0pp $429	-0.5pp $409	base $389	+0.5pp $368	+1.0pp $347

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3703 S Monroe St Amarillo, TX	2.0	1.0	750	$1,100	$1.47	22d	1	0.14mi
3813 S Washington St Unit B Amarillo, TX	2.0	2.0	954	$1,050	$1.10	45d	1	0.19mi
4205 S Tyler St Amarillo, TX	2.0	1.0	852	$925	$1.09	45d	1	0.40mi
3205 S Tyler St Amarillo, TX	3.0	1.0	1381	$1,475	$1.07	14d	1	0.43mi
4308 S Jackson St Amarillo, TX	3.0	1.0	1302	$1,490	$1.14	22d	1	0.53mi
4316 S Hayden St Amarillo, TX	3.0	1.5	1356	$1,650	$1.22	45d	1	0.66mi
4108 Crockett St Amarillo, TX	3.0	1.0	1373	$1,525	$1.11	45d	1	0.82mi
4620 S Hayden St Amarillo, TX	3.0	1.0	1036	$1,475	$1.42	22d	1	0.93mi
4615 S Lipscomb St Amarillo, TX	3.0	2.0	1168	$1,000	$0.86	14d	1	0.97mi
608 Lochridge Amarillo, TX	3.0	2.0	1455	$1,900	$1.31	45d	1	1.09mi
4623 Crockett St Amarillo, TX	2.0	1.0	720	$1,100	$1.53	22d	1	1.19mi
2103 Parker St Amarillo, TX	3.0	2.0	1306	$2,300	$1.76	22d	1	1.26mi
2104 S Travis St Amarillo, TX	3.0	1.0	1236	$1,700	$1.38	22d	1	1.30mi
307 Mikeska St Amarillo, TX	3.0	2.0	1250	$1,800	$1.44	22d	1	1.30mi
2030 Crockett St Amarillo, TX	3.0	1.5	1307	$1,750	$1.34	14d	1	1.34mi
2809 Duncan Dr Unit B- 1 Amarillo, TX	1.0	1.0	825	$695	$0.84	45d	1	1.43mi
3001 Curtis Dr Unit A Amarillo, TX	2.0	1.0	713	$1,100	$1.54	22d	1	1.44mi
3007 Curtis Dr Unit B Amarillo, TX	2.0	1.0	750	$950	$1.27	45d	1	1.47mi

Listing history 3 events

1. 2026-06-21
   days on market $80,000 Active 3 DOM
2. 2026-06-18
   remarks 147-char remark
3. 2026-06-18
   listed $80,000 Active 1 DOM

ⓘ 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: $2,180 · $182/mo
• Projected year-2 tax: $2,180 · $182/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 9/10 Extreme
• 🌡 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: $15,549
• − Mortgage interest: −$4,481
• − Property taxes: −$2,180
• − Insurance: −$400
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$2,327
• Taxable income: $3,673
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $3,788/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): 16,994
• Household income: $66,683
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 208.0

Population outlook (Randall County) Hauer SSP2

• Today (2025): 152,140 people
• By 2030: 163,107 · +7.2%
• By 2040: 184,999 · +21.6%
• By 2050: 206,948 · +36.0%
• By 2075: 260,204 · +71.0%
• By 2100: 294,980 · +93.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 32% Two or more races 13% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 13% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Randall

• 2024 margin: Solid R (+60.4) · D 19.4% · R 79.8%
• 2008→2024 swing: +2.3pp toward D · 2008: -62.7pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+58.8 2016: R+65.1 2012: R+68.2 2008: R+62.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -226.16%
• Current HPI: 180.2164
• Rent YoY: ▲ 6.04%
• 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

-44.8% since first listed

3 events — show timeline

• 2026-06-16 Listed $80,000 AARMLS
• 2025-06-09 Price Changed $145,000 AARMLS
• 2021-02-24 Sold (Public Records) — Public Records

Property tax history

+12.4%/yr

Latest (2025): $2,180 · +3.2% YoY. Source: county tax records.