1820 Mustang St · Amarillo, TX 79102

$41,750

2 bd · 1.0 ba · 1,609 sqft · SingleFamily public records

Built 1951

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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
• 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

Sold Before Processing

Key facts

• Built 1951

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).

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; 18 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).
• This rent runs 32% of the median local income ($51k/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 $288 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,750

Questions for the listing agent

1. Built in 1951 — 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: 3.26% ✓
• Cap rate: 28.94%
• Cash-on-cash: 80.87%
• DSCR: 4.60
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 81.1%
• Equity multiple: 4.72×
• Total profit: $43,433
• Equity at exit: $6,225

10-year hold

• IRR: 84.5%
• Equity multiple: 9.77×
• Total profit: $102,517
• Equity at exit: $3,610

Cash invested: $11,690 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,362 high
• Mortgage (P&I): −$219
• Tax est. 1.5%: −$52 /mo · $626/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $788

Break-even live

Break-even rent $365

Max offer price $41,750

Occupancy floor 37%

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: $10,438
• Closing costs: $1,252
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1809 Chama St Amarillo, TX	3.0	1.0	1396	$1,600	$1.15	43d	1	0.06mi
4215 SW 11th Ave Amarillo, TX	1.0	1.0	1224	$995	$0.81	21d	1	0.62mi
5117 SW 16th Ave Amarillo, TX	3.0	2.0	1513	$1,745	$1.15	21d	1	0.70mi
701 Sunset Ter Amarillo, TX	3.0	1.0	1444	$1,350	$0.93	43d	1	0.75mi
701 Sunset Ter Amarillo, TX	3.0	1.0	1444	$1,350	$0.93	21d	1	0.75mi
3118 SW 15th Ave Amarillo, TX	2.0–3.0	1.0–2.0	1015	$640	$0.63	13d	17	0.76mi
1008 S Mississippi St Amarillo, TX	3.0	2.0	1061	$1,275	$1.20	21d	1	0.83mi
3110 SW 27th Ave Amarillo, TX	1.0–3.0	1.0–2.0	1085	$1,217	$1.12	13d	3	0.94mi
3110 SW 27th Ave Amarillo, TX	3.0	2.0	1470	$1,482	$1.01	21d	1	0.94mi
2303 Larry St Amarillo, TX	3.0	2.0	1522	$1,900	$1.25	13d	1	1.01mi
1509 Bell St Amarillo, TX	3.0	2.0	1407	$1,745	$1.24	21d	1	1.11mi
3005 SW 28th Ave Unit C Amarillo, TX	3.0	2.0	1480	$1,700	$1.15	13d	1	1.11mi
3319 Teckla Blvd Amarillo, TX	3.0	1.0	1085	$1,600	$1.47	21d	1	1.38mi
913 S Rusk St Amarillo, TX	3.0	2.0	1450	$1,450	$1.00	13d	1	1.38mi
2030 Crockett St Amarillo, TX	3.0	1.5	1307	$1,750	$1.34	13d	1	1.44mi
108 S Prospect St Amarillo, TX	1.0	1.0	1670	$750	$0.45	43d	1	1.45mi
4226 SW 2nd Ave Amarillo, TX	1.0	1.0	1193	$799	$0.67	21d	1	1.47mi
4222 SW 2nd Ave Amarillo, TX	1.0	1.0	1114	$799	$0.72	21d	1	1.47mi

Listing history 2 events

1. 2026-03-31
   listed $41,750
2. 2026-03-31
   historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,350
• − Mortgage interest: −$2,339
• − Property taxes: −$626
• − Insurance: −$209
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$1,215
• Taxable income: $9,346
• Est. tax owed @ 24.0%: −$2,243
• After-tax cash flow: $7,211/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

• 2026-03-31 Delisted — AARMLS
• 2026-03-31 Listed $41,750 AARMLS

Property tax history

+3.8%/yr

Latest (2025): $3,681 · +12.2% YoY. Source: county tax records.