2117 Eagle Ln · Amarillo, TX 79118

$159,900

3 bd · 3.0 ba · 1,870 sqft · Manufactured public records · 240 Days on market

Built 1982 5,662 sqft lot $86/sqft · 12% below area Est $181k · 12% under ↓ 11% 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 +27.0/30.0
• ARV discount +12.8/15.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER! 3 Bedroom, 3 Bath Home in Windmill Acres has 2 Primary Bedroom En Suites, has been well-maintained, including a new gas line and brand new Roof! Handicapped accessible! 2 Large Living Areas complete with Fireplace to stay cozy this winter! Cute Kitchen with gas stovetop, double oven, lots of cabinets, coffee bar & large Dining Room! The 2 Main Bedroom En-Suites each have walk-in showers! 3rd Bedroom is nice size & full bath in hallway. Large covered front porch deck, nice, metal handicapped ramp! Low maintenance with very nice Siding & Gutters! Beautiful well-manicured lawn! Completely fenced property for privacy! Storage Bldgs & Storm Shelter! Seller said they have the best neighbors who look out for each other! Call Today to see this Sweet Home!

Key facts

• 2 large living areas
• Gas stovetop
• New roof

Tags

• 2 PRIMARY BEDROOM EN SUITES
• NEW GAS LINE
• NEW ROOF
• 2 LARGE LIVING AREAS
• FIREPLACE
• GAS STOVETOP

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% 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 (+5.5%/yr); 276 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 + 5.5% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.23% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $181,436
• List price: $159,900
• Delta: -11.87%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.52% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.18×
• Total profit: $7,869
• Equity at exit: $23,842

10-year hold

• IRR: 16.1%
• Equity multiple: 2.47×
• Total profit: $65,948
• Equity at exit: $13,825

Cash invested: $44,772 (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 79118

• Rents YoY: 5.5%
• Active inventory: 276
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,968 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $450

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 72%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4418 Ross St Amarillo, TX	3.0	2.0	1388	$1,750	$1.26	21d	1	0.42mi
608 Lochridge Amarillo, TX	3.0	2.0	1455	$1,900	$1.31	43d	1	1.09mi
307 Mikeska St Amarillo, TX	3.0	2.0	1250	$1,800	$1.44	21d	1	1.31mi

Listing history 19 events

1. 2026-06-18
   days on market $159,900 Active 240 DOM
2. 2026-06-17
   days on market $159,900 Active 239 DOM
3. 2026-06-16
   days on market $159,900 Active 238 DOM
4. 2026-06-15
   days on market $159,900 Active 237 DOM
5. 2026-06-14
   days on market $159,900 Active 235 DOM
6. 2026-06-13
   days on market $159,900 Active 234 DOM
7. 2026-06-10
   days on market $159,900 Active 232 DOM
8. 2026-06-09
   days on market $159,900 Active 231 DOM
9. 2026-06-08
   days on market $159,900 Active 230 DOM
10. 2026-06-07
    days on market $159,900 Active 229 DOM
11. 2026-06-03
    days on market $159,900 Active 225 DOM
12. 2026-06-02
    days on market $159,900 Active 224 DOM
13. 2026-06-01
    days on market $159,900 Active 223 DOM
14. 2026-05-31
    days on market $159,900 Active 222 DOM
15. 2026-05-30
    days on market $159,900 Active 221 DOM
16. 2025-10-22
    listed $159,900 Active 802-char remark

    Show marketing remark (802 chars)

    MOTIVATED SELLER! 3 Bedroom, 3 Bath Home in Windmill Acres has 2 Primary Bedroom En Suites, has been well-maintained, including a new gas line and brand new Roof! Handicapped accessible! 2 Large Living Areas complete with Fireplace to stay cozy this winter! Cute Kitchen with gas stovetop, double oven, lots of cabinets, coffee bar & large Dining Room! The 2 Main Bedroom En-Suites each have walk-in showers! 3rd Bedroom is nice size & full bath in hallway. Large covered front porch deck, nice, metal handicapped ramp! Low maintenance with very nice Siding & Gutters! Beautiful well-manicured lawn! Completely fenced property for privacy! Storage Bldgs & Storm Shelter! Seller said they have the best neighbors who look out for each other! Call Today to see this Sweet Home!

17. 2025-10-04
    price $165,000
18. 2025-08-19
    price $174,900
19. 2025-02-24
    price $179,900

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 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: $23,615
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$4,652
• Taxable income: $3,030
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $4,668/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): 28,107
• Household income: $87,810
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 367.0

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 (57%)
• Race & ethnicity: White 57% Hispanic / Latino 35% Two or more races 18% Black 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% Vietnamese 1% French/Haitian/Cajun 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: ▼ -111.59%
• Current HPI: 162.5206
• Rent YoY: ▲ 5.52%
• 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

-11.1% since first listed

4 events — show timeline

• 2025-10-22 Listed $159,900 AARMLS
• 2025-10-04 Price Changed $165,000 AARMLS
• 2025-08-19 Price Changed $174,900 AARMLS
• 2025-02-24 Price Changed $179,900 AARMLS

Property tax history

-6.3%/yr

Latest (2025): $85 · +18.1% YoY. Source: county tax records.