108 E 9th St · Amherst, TX 79312

$120,000

3 bd · 2.0 ba · 2,028 sqft · SingleFamily public records · 41 Days on market

Built 1965 0.32 ac lot

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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
• Appreciation +7.3/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This brick home offers 1,488 square feet of living space and sits on a large lot in Amherst, TX. The 1,800 square foot shop—with electricity—provides space for storage, projects, or a garage. This property sits on a large corner lot and provides a great opportunity for buyers ready to bring their vision to life. Schedule your private showing today!

Key facts

• Large lot
• Brick home
• 0.32 acre lot

Tags

• BRICK HOME
• LARGE LOT
• SHOP WITH ELECTRICITY

Property features AI

Finance

• Financial info: Annual tax: $1,600

Exterior

• Parking: Detached 2-car garage
• Home design: Single family residence; Residential property; Fixer condition
• Construction: Brick construction; Metal roof; Pillar/post/pier foundation; Built area approximately 1,488 above grade
• Exterior features: Fenced backyard; Asphalt road access

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $900 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#767 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, employment D, schools F.
• Amherst ISD (rural): math 30% / reading 30% proficiency, ranked #1,012 of 1,141 in TX (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($830 loan paydown + $5k appreciation (4.6% local appreciation)).
• Lamb County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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: 1.83% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.16%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.5%
• Equity multiple: 3.44×
• Total profit: $82,083
• Equity at exit: $64,849

10-year hold

• IRR: 38.9%
• Equity multiple: 6.96×
• Total profit: $200,118
• Equity at exit: $109,396

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 79312

• Home prices YoY: 5.4%
• Active inventory: 2
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,195 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$154 /mo · $1,854/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $900

Break-even live

Break-even rent $1,055

Max offer price $120,000

Occupancy floor 54%

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: —

Listing history 17 events

1. 2026-06-18
   days on market $120,000 Active 41 DOM
2. 2026-06-17
   days on market $120,000 Active 40 DOM
3. 2026-06-16
   days on market $120,000 Active 39 DOM
4. 2026-06-15
   days on market $120,000 Active 38 DOM
5. 2026-06-13
   days on market $120,000 Active 36 DOM
6. 2026-06-12
   days on market $120,000 Active 35 DOM
7. 2026-06-09
   days on market $120,000 Active 32 DOM
8. 2026-06-08
   days on market $120,000 Active 31 DOM
9. 2026-06-08
   days on market $120,000 Active 30 DOM
10. 2026-06-05
    days on market $120,000 Active 28 DOM
11. 2026-06-03
    remarks 350-char remark
12. 2026-06-03
    days on market $120,000 Active 26 DOM
13. 2026-06-02
    days on market $120,000 Active 25 DOM
14. 2026-06-01
    days on market $120,000 Active 24 DOM
15. 2026-05-31
    days on market $120,000 Active 23 DOM
16. 2026-04-22
    listed $120,000 Active 350-char remark
17. 2005-01-12
    soldstatus

ⓘ 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: $1,854 · $154/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$342/yr (+$29/mo · 18.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,343
• − Mortgage interest: −$6,722
• − Property taxes: −$1,854
• − Insurance: −$600
• − Repairs & maintenance: −$2,107
• − Management: −$2,107
• − Depreciation: −$3,491
• Taxable income: $9,462
• Est. tax owed @ 24.0%: −$2,271
• After-tax cash flow: $8,535/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: Amherst ISD
• NCES district ID: 4808160
• Math proficiency: 30% ▲ 10.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $42,533
• Composite: 28.32/100
• National rank: #12146
• State rank: #1012 of 1141 in TX

Livability — Amherst

• Score: 64/100
• State rank: #767
• US rank: #14007

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Amherst, TX
• Population (ZIP): 1,114

Population outlook (Lamb County) Hauer SSP2

• Today (2025): 12,357 people
• By 2030: 11,878 · -3.9%
• By 2040: 10,950 · -11.4%
• By 2050: 9,929 · -19.6%
• By 2075: 7,355 · -40.5%
• By 2100: 4,603 · -62.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% White 26% Two or more races 12% Asian 8%
• Hispanic origin (detail): Mexican 63%
• Common ancestry: Serbian 1% Slovak 1% Slovene 1%
• Foreign-born: 35% · Canada
• Languages at home: 36% English-only · Spanish 56% Other Indo-European 8%

Political lean MEDSL · Lamb

• 2024 margin: Solid R (+64.3) · D 17.6% · R 81.9%
• 2008→2024 swing: -15.9pp toward R · 2008: -48.4pp · 2024: -64.3pp
• All cycles: 2024: R+64.3 2020: R+60.8 2016: R+58.1 2012: R+50.3 2008: R+48.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.56%
• Current HPI: 88.6914
• Rent YoY: —
• Metro: —
• 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

• 2026-04-22 Listed $120,000 LARMLS
• 2005-01-12 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,854 · +7.1% YoY. Source: county tax records.