2106 SW 1st Ave · Amarillo, TX 79106

$75,000

1 bd · 1.0 ba · 880 sqft · SingleFamily public records · 120 Days on market

Built 1927 $85/sqft · 64% below area

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Why this score? — see what drove the C 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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.9/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TAKING CASH OFFERS. Charming, renovated 3-bedroom, 1-bath home featuring a bright and open floor plan. The living and kitchen areas flow seamlessly together, creating the perfect space for everyday living. This well-maintained property showcases thoughtful updates throughout, along with newer exterior paint. A convenient carport provides covered parking and additional storage options. Whether you're looking for a great investment opportunity or a wonderful starter home, this move-in-ready property offers comfort, value, and potential all in one. Don't miss your chance to make it yours!

Key facts

• Thoughtful updates
• Newer exterior paint
• Convenient carport

Tags

• BRIGHT AND OPEN FLOOR PLAN
• LIVING AND KITCHEN AREAS
• WELL-MAINTAINED PROPERTY
• THOUGHTFUL UPDATES
• NEWER EXTERIOR PAINT
• CONVENIENT CARPORT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($817 rent vs $75k).
• Recommended offer: $68k (9.0% 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 (+4.7%/yr); 132 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 is only 16% of the median local income ($59k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $75k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $211,444
• List price: $75,000
• Delta: -64.53%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.69% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-2,246
• Equity at exit: $11,183

10-year hold

• IRR: 8.7%
• Equity multiple: 1.71×
• Total profit: $15,007
• Equity at exit: $6,485

Cash invested: $21,000 (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 79106

• Rents YoY: 4.7%
• Active inventory: 132
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $817 high
• Mortgage (P&I): −$393
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $133

Break-even live

Break-even rent $649

Max offer price $75,000

Occupancy floor 79%

Sensitivity live

Price	-10% $176	-5% $154	+0% $133	+5% $112	+10% $91
Rent	-10% $69	-5% $101	+0% $133	+5% $166	+10% $198
Rate	-1.0pp $171	-0.5pp $152	base $133	+0.5pp $114	+1.0pp $94

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 N Florida St Amarillo, TX	2.0	1.0	960	$800	$0.83	21d	1	0.45mi
2306 SW 8th Ave Unit 2 Amarillo, TX	2.0	1.0	700	$950	$1.36	44d	1	0.50mi
2306 SW 8th Ave Amarillo, TX	2.0	1.0	553	$950	$1.72	21d	1	0.50mi
705 S Florida St Amarillo, TX	2.0	1.0	1014	$850	$0.84	21d	1	0.59mi
802 S Kentucky St Amarillo, TX	2.0	1.0	970	$899	$0.93	44d	1	0.70mi
1212 SW 9th Ave Unit A Amarillo, TX	1.0	1.0	550	$770	$1.40	21d	1	0.81mi
211 S Carolina St Unit A Amarillo, TX	1.0	1.0	600	$993	$1.66	44d	1	0.81mi
1506 SW 11th Ave Unit A Amarillo, TX	1.0	1.0	608	$650	$1.07	44d	1	0.86mi
406 S Tennessee St Amarillo, TX	2.0	1.0	837	$895	$1.07	21d	1	0.94mi
1002 SW 11th Ave Amarillo, TX	—	1.0	546	$675	$1.24	14d	1	1.02mi
3118 SW 15th Ave Amarillo, TX	2.0–3.0	1.0–2.0	1015	$640	$0.63	14d	17	1.26mi
2700 W 16th Ave Amarillo, TX	1.0	1.0	693	$830	$1.20	14d	1	1.29mi
709 SW 14th Ave Unit 4 Amarillo, TX	1.0	1.0	700	$695	$0.99	21d	1	1.31mi
703 S Independence St Amarillo, TX	1.0	1.0	525	$710	$1.35	12d	2	1.33mi
9 S Polk St Unit 9 Amarillo, TX	1.0	1.0	530	$525	$0.99	14d	1	1.38mi
106 S Palo Duro St Unit B Amarillo, TX	1.0	1.0	630	$695	$1.10	14d	1	1.44mi
4222 SW 2nd Ave Amarillo, TX	1.0	1.0	1114	$799	$0.72	21d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $75,000 Active 120 DOM
2. 2026-06-17
   days on market $75,000 Active 119 DOM
3. 2026-06-16
   days on market $75,000 Active 118 DOM
4. 2026-06-15
   days on market $75,000 Active 117 DOM
5. 2026-06-14
   days on market $75,000 Active 115 DOM
6. 2026-06-13
   days on market $75,000 Active 114 DOM
7. 2026-06-10
   days on market $75,000 Active 112 DOM
8. 2026-06-09
   days on market $75,000 Active 111 DOM
9. 2026-06-08
   days on market $75,000 Active 110 DOM
10. 2026-06-07
    pricedays on market $75,000 Active 109 DOM
11. 2026-06-03
    days on market $85,000 Active 105 DOM
12. 2026-06-02
    days on market $85,000 Active 104 DOM
13. 2026-06-01
    days on market $85,000 Active 103 DOM
14. 2026-05-31
    days on market $85,000 Active 102 DOM
15. 2026-05-30
    days on market $85,000 Active 101 DOM
16. 2026-05-04
    price $85,000 592-char remark

    Show marketing remark (592 chars)

    TAKING CASH OFFERS. Charming, renovated 3-bedroom, 1-bath home featuring a bright and open floor plan. The living and kitchen areas flow seamlessly together, creating the perfect space for everyday living. This well-maintained property showcases thoughtful updates throughout, along with newer exterior paint. A convenient carport provides covered parking and additional storage options. Whether you're looking for a great investment opportunity or a wonderful starter home, this move-in-ready property offers comfort, value, and potential all in one. Don't miss your chance to make it yours!

17. 2026-04-14
    status Active 592-char remark

    Show marketing remark (592 chars)

    TAKING CASH OFFERS. Charming, renovated 3-bedroom, 1-bath home featuring a bright and open floor plan. The living and kitchen areas flow seamlessly together, creating the perfect space for everyday living. This well-maintained property showcases thoughtful updates throughout, along with newer exterior paint. A convenient carport provides covered parking and additional storage options. Whether you're looking for a great investment opportunity or a wonderful starter home, this move-in-ready property offers comfort, value, and potential all in one. Don't miss your chance to make it yours!

18. 2026-04-06
    historical Active Under Contract 592-char remark

    Show marketing remark (592 chars)

    TAKING CASH OFFERS. Charming, renovated 3-bedroom, 1-bath home featuring a bright and open floor plan. The living and kitchen areas flow seamlessly together, creating the perfect space for everyday living. This well-maintained property showcases thoughtful updates throughout, along with newer exterior paint. A convenient carport provides covered parking and additional storage options. Whether you're looking for a great investment opportunity or a wonderful starter home, this move-in-ready property offers comfort, value, and potential all in one. Don't miss your chance to make it yours!

19. 2026-03-29
    price $94,900 592-char remark

    Show marketing remark (592 chars)

    TAKING CASH OFFERS. Charming, renovated 3-bedroom, 1-bath home featuring a bright and open floor plan. The living and kitchen areas flow seamlessly together, creating the perfect space for everyday living. This well-maintained property showcases thoughtful updates throughout, along with newer exterior paint. A convenient carport provides covered parking and additional storage options. Whether you're looking for a great investment opportunity or a wonderful starter home, this move-in-ready property offers comfort, value, and potential all in one. Don't miss your chance to make it yours!

20. 2026-02-17
    listed $99,900 Active 592-char remark

    Show marketing remark (592 chars)

    TAKING CASH OFFERS. Charming, renovated 3-bedroom, 1-bath home featuring a bright and open floor plan. The living and kitchen areas flow seamlessly together, creating the perfect space for everyday living. This well-maintained property showcases thoughtful updates throughout, along with newer exterior paint. A convenient carport provides covered parking and additional storage options. Whether you're looking for a great investment opportunity or a wonderful starter home, this move-in-ready property offers comfort, value, and potential all in one. Don't miss your chance to make it yours!

21. 2025-09-21
    price $90,000
22. 2025-07-31
    price $94,900
23. 2025-06-18
    price $99,900
24. 2023-08-30
    soldstatus $28,000
25. 2008-09-29
    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: $1,055 · $88/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$318/yr (+$26/mo · 30.2%)

ⓘ 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: $9,807
• − Mortgage interest: −$4,201
• − Property taxes: −$1,055
• − Insurance: −$375
• − Repairs & maintenance: −$785
• − Management: −$785
• − Depreciation: −$2,182
• Taxable income: $426
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $1,496/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): 26,161
• Household income: $59,493
• Rent vs Own: 48.4% rent · 51.6% own
• Severe rent burden: 994.0

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 56% Hispanic / Latino 33% Two or more races 16% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 3% Slovak 2% Iranian 2%
• Foreign-born: 9% · Canada, Philippines, Vietnam
• Languages at home: 80% English-only · Spanish 16% Other Asian/Pacific 2% Vietnamese 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: ▼ -179.04%
• Current HPI: 178.2153
• Rent YoY: ▲ 4.69%
• 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

+203.6% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $85,000 AARMLS
• 2026-04-14 Relisted — AARMLS
• 2026-04-06 Contingent — AARMLS
• 2026-03-29 Price Changed $94,900 AARMLS
• 2026-02-17 Listed $99,900 AARMLS
• 2025-09-21 Price Changed $90,000 AARMLS
• 2025-07-31 Price Changed $94,900 AARMLS
• 2025-06-18 Price Changed $99,900 AARMLS
• 2023-08-30 Sold (Public Records) $28,000 Public Records
• 2008-09-29 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,055 · +46.4% YoY. Source: county tax records.