8111 Tallahassee Dr · Amarillo, TX 79118

$289,000

4 bd · 2.0 ba · 2,186 sqft · SingleFamily public records · 5 Days on market

Built 2012 0.27 ac lot ↓ 13% since listing

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Why this score? — see what drove the D- 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 +10.1/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 1% rule +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.3/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful City View home on a very low traffic street just down from park, splash pad, & school! Open, spacious, bright, & homey! Hard flooring throughout the whole home, all electric, spray foam insulation, & a safe room/storm shelter off master bathroom. New water heater installed just a few months ago. Class 4 roof. Large quarter acre lot, 4 car parking on driveway, & large storage barn in backyard. Really great home with lots of love to give! Have a look & imagine yourself here!

Key facts

• Safe room
• Splash pad
• Hard flooring

Tags

• LOW TRAFFIC STREET
• SPLASH PAD
• HARD FLOORING
• SPRAY FOAM INSULATION
• SAFE ROOM
• STORM SHELTER

Property features AI

Finance

• HOA & community: No community features listed

Exterior

• Parking: Attached garage (3 cars) with garage facing the rear
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Brick / brick veneer exterior; Slab foundation; Built with brick materials
• Exterior features: Wood fencing; West-facing

Interior

• Kitchen: Oven; Dishwasher; Microwave
• Bedrooms: Bedrooms located on one level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Fireplace in the living room; Ceiling fans

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (9.9% below list).
• Recommended offer: $259k (10.3% below list) — sets the bar for cash-flow.

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-, crime F, commute F.
• Canyon ISD (town): math 60% / reading 54% proficiency, ranked #78 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: City View El (math 43% / reading 39%, grade F, #1,462 of 4,322 statewide, top 34%, 628 students, 44% FRL); Canyon H S (math 63% / reading 68%, grade B, #193 of 1,632 statewide, top 12%, 1,082 students, 24% FRL).
• Market conditions: Rents rising fast (+5.5%/yr); 276 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 45 units permitted in Randall County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($88k/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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,194 (10.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.50%
• DSCR: 0.89
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.3%
• Equity multiple: 0.37×
• Total profit: $-50,631
• Equity at exit: $43,091

10-year hold

• IRR: -4.7%
• Equity multiple: 0.65×
• Total profit: $-27,962
• Equity at exit: $24,987

Cash invested: $80,920 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,603 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$589 /mo · $7,069/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $-169

Break-even live

Break-even rent $2,817

Max offer price $259,194

Occupancy floor —

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8401 San Antonio Dr Amarillo, TX	3.0	2.0	2003	$2,895	$1.45	20d	1	0.50mi
7303 Rochester Amarillo, TX	4.0	2.0	1965	$2,500	$1.27	43d	1	0.68mi
7207 Mercury Trl Amarillo, TX	3.0	2.0	1663	$2,350	$1.41	20d	1	1.16mi
6904 Mercury Trl Amarillo, TX	3.0	2.0	1480	$2,100	$1.42	20d	1	1.28mi
2715 Steves Way Amarillo, TX	3.0	2.0	1627	$1,800	$1.11	43d	1	1.43mi

Listing history 5 events

1. 2026-05-22
   status Pending
2. 2026-05-16
   listed $289,000 Active
3. 2022-08-11
   soldstatus
4. 2022-08-10
   soldstatus Closed 514-char remark

   Show marketing remark (514 chars)

   Wonderful City View home on a very low traffic street just down from park, splash pad, & school! Open, spacious, bright, & homey! Hard flooring throughout the whole home, all electric, spray foam insulation, & a safe room/storm shelter off master bathroom. New water heater installed just a few months ago. Class 4 roof. Large quarter acre lot, 4 car parking on driveway, & large storage barn in backyard. Really great home with lots of love to give! Have a look & imagine yourself here!

5. 2022-07-12
   listed $333,900 Active 514-char remark

   Show marketing remark (514 chars)

   Wonderful City View home on a very low traffic street just down from park, splash pad, & school! Open, spacious, bright, & homey! Hard flooring throughout the whole home, all electric, spray foam insulation, & a safe room/storm shelter off master bathroom. New water heater installed just a few months ago. Class 4 roof. Large quarter acre lot, 4 car parking on driveway, & large storage barn in backyard. Really great home with lots of love to give! Have a look & imagine yourself here!

ⓘ 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: $7,069 · $589/mo
• Projected year-2 tax: $7,069 · $589/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,236
• − Mortgage interest: −$16,188
• − Property taxes: −$7,069
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,499
• − Management: −$2,499
• − Depreciation: −$8,407
• Taxable loss: −$6,872
• Est. tax savings @ 24.0%: +$1,649
• After-tax cash flow: $-375/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: Canyon ISD
• NCES district ID: 4812810
• Math proficiency: 60% ▼ -1.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $65,177
• Composite: 50.07/100
• National rank: #1912
• State rank: #78 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

-13.4% since first listed

5 events — show timeline

• 2026-05-22 Pending — AARMLS
• 2026-05-16 Listed $289,000 AARMLS
• 2022-08-11 Sold (Public Records) — Public Records
• 2022-08-10 Sold (MLS) — AARMLS
• 2022-07-12 Listed $333,900 AARMLS

Property tax history

+4.0%/yr

Latest (2025): $7,069 · +2.0% YoY. Source: county tax records.