801 S Dallas St · Amarillo, TX 79104

$94,000

2 bd · 2.0 ba · 1,057 sqft · SingleFamily public records · 26 Days on market

Built 1940

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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
• Appreciation +9.7/10.0
• 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

Listing remarks

INVESTMENT ALERT!!! PART OF A PACKAGE DEAL 14 PROPERTIES INCLUDED AT SALE PRICE $1,327,000.00 . This property is tenant occupied. We will have rent rolls available for the interested purchaser.

Key facts

• Garage
• Built 1940
• Listed 26 days

Property features AI

Finance

• Other: Property located within city limits (NE Amarillo zoning)

Exterior

• Parking: Has carport; Detached garage with garage door opener; RV access/parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level
• Exterior features: Chain link fencing; Corner lot

Interior

• Kitchen: Range; Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Cooling with ceiling fan(s)
• Interior features: Ceiling fan(s); Range; Dishwasher

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $93k (1.5% 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: 14 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,214 units permitted in Potter County in 2024 (650 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($650 loan paydown + $9k appreciation (9.4% local appreciation)).
• At projected returns (9.4% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,590 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.65% ✓
• Cap rate: 13.01%
• Cash-on-cash: 23.98%
• DSCR: 2.07
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.3%
• Equity multiple: 4.07×
• Total profit: $80,775
• Equity at exit: $80,454

10-year hold

• IRR: 36.0%
• Equity multiple: 9.01×
• Total profit: $210,714
• Equity at exit: $169,191

Cash invested: $26,320 (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 79104

• Home prices YoY: 4.5%
• Active inventory: 14
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$168 /mo · $2,011/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $526

Break-even live

Break-even rent $886

Max offer price $94,000

Occupancy floor 61%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 S Hill St Amarillo, TX	3.0	2.0	1240	$1,600	$1.29	43d	1	0.05mi
2321 S Eastern St Amarillo, TX	3.0	1.0	1270	$1,150	$0.91	10d	1	1.32mi
2715 S Marrs St Amarillo, TX	3.0	1.5	1274	$1,295	$1.02	43d	1	1.34mi

Listing history 23 events

1. 2026-06-18
   days on market $94,000 Active 26 DOM
2. 2026-06-17
   days on market $94,000 Active 25 DOM
3. 2026-06-16
   days on market $94,000 Active 24 DOM
4. 2026-06-15
   days on market $94,000 Active 23 DOM
5. 2026-06-14
   days on market $94,000 Active 21 DOM
6. 2026-06-13
   days on market $94,000 Active 20 DOM
7. 2026-06-10
   days on market $94,000 Active 18 DOM
8. 2026-06-09
   days on market $94,000 Active 17 DOM
9. 2026-06-08
   days on market $94,000 Active 16 DOM
10. 2026-06-07
    days on market $94,000 Active 15 DOM
11. 2026-06-03
    days on market $94,000 Active 11 DOM
12. 2026-06-02
    days on market $94,000 Active 10 DOM
13. 2026-06-01
    days on market $94,000 Active 9 DOM
14. 2026-05-31
    days on market $94,000 Active 8 DOM
15. 2026-05-30
    days on market $94,000 Active 7 DOM
16. 2026-05-23
    listed $94,000 Active
17. 2026-02-25
    historical $1,050
18. 2026-02-13
    listed $1,050
19. 2023-07-22
    historical $1,050
20. 2023-07-16
    listed $1,050
21. 2022-06-20
    price $1,050
22. 2018-06-15
    soldstatus
23. 2006-04-26
    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: $2,011 · $168/mo
• Projected year-2 tax: $2,011 · $168/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 10/10 Extreme
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 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: $18,618
• − Mortgage interest: −$5,265
• − Property taxes: −$2,011
• − Insurance: −$470
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$2,735
• Taxable income: $5,158
• Est. tax owed @ 24.0%: −$1,238
• After-tax cash flow: $5,074/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
• City population: 185,802
• Population (ZIP): 7,236

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 Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 33% White 22% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 1%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 56% English-only · Spanish 42% Other Indo-European 1% Other Asian/Pacific 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: ▲ 9.38%
• Current HPI: 217.4814
• 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

+8852.4% since first listed

8 events — show timeline

• 2026-05-23 Listed $94,000 AARMLS
• 2026-02-25 Rental Removed $1,050 APPFOLIO
• 2026-02-13 Listed for Rent $1,050 APPFOLIO
• 2023-07-22 Rental Removed $1,050 APPFOLIO
• 2023-07-16 Listed for Rent $1,050 APPFOLIO
• 2022-06-20 Price Changed $1,050 APPFOLIO
• 2018-06-15 Sold (Public Records) — Public Records
• 2006-04-26 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,011 · +6.9% YoY. Source: county tax records.