7824 Tarrytown Ave · Amarillo, TX 79121

$569,000

4 bd · 3.0 ba · 3,153 sqft · SingleFamily public records · 21 Days on market

Built 1990 0.39 ac lot

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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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.8/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4/3/3 home in Sleepy Hollow has been repainted throughout, new carpet installed. It is a single story home on one of the nicest streets in Sleepy Hollow. If your client would like a back yard big enough for an in ground pool with plenty of room left over this is that house. The home also has a cellar. Bet you are going to like this house.

Key facts

• 0.39 acre lot
• 3 garage spots
• Built 1990

Property features AI

Exterior

• Parking: Attached garage with rear-facing door; Garage door opener; 3 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-level home; Faces east
• Construction: Brick and brick veneer construction; Metal roof; Slab foundation
• Exterior features: Wood fencing; Located on a cul-de-sac; Storage structure

Interior

• Kitchen: Disposal; Double oven; Cooktop; Dishwasher; Microwave; Wine refrigerator
• Bathrooms: Two full bathrooms; One three-quarter bathroom
• Heating & cooling: Natural gas central heating; Central electric cooling; Ceiling fans
• Interior features: Pantry; Skylights; Storm windows; Wood-burning fireplace in the living room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $569k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $560k (1.7% below list).
• Recommended offer: $560k (1.7% below list) — sets the bar for 1% rule.

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.
• 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.
• Zoned schools: Sleepy Hollow El (math 72% / reading 66%, grade A-, #168 of 4,322 statewide, top 4%, 517 students, 31% FRL); Bonham Middle (math 61% / reading 49%, grade B-, #248 of 1,662 statewide, top 15%, 867 students, 37% FRL); Amarillo H S (math 55% / reading 64%, grade C+, #275 of 1,632 statewide, top 19%, 2,170 students, 34% FRL) — zoned schools average 34% FRL vs 58% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 61% at this address vs 42% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Amarillo ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $17k 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

• It's been on market 21 days — a 2% lower offer ($560k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.

Recommended offer $559,500 (1.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.98% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-68,651
• Equity at exit: $84,840

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-29,014
• Equity at exit: $49,197

Cash invested: $159,320 (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 79121

• Active inventory: 39
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $5,595 medium
• Mortgage (P&I): −$2,984
• Tax from tax record: −$832 /mo · $9,981/yr
• Insurance: −$237
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,175
• Net cashflow: $367

Break-even live

Break-even rent $5,130

Max offer price $569,000

Occupancy floor 88%

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: $142,250
• Closing costs: $17,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7501 Continental Pkwy Amarillo, TX	5.0	3.0	3418	$5,595	$1.64	21d	1	1.16mi

Listing history 20 events

1. 2026-06-18
   status $569,000 Pending 21 DOM
2. 2026-06-18
   days on market $569,000 Active Under Contract 21 DOM
3. 2026-06-17
   days on market $569,000 Active Under Contract 20 DOM
4. 2026-06-16
   days on market $569,000 Active Under Contract 19 DOM
5. 2026-06-15
   days on market $569,000 Active Under Contract 18 DOM
6. 2026-06-14
   days on market $569,000 Active Under Contract 16 DOM
7. 2026-06-13
   days on market $569,000 Active Under Contract 15 DOM
8. 2026-06-10
   days on market $569,000 Active Under Contract 13 DOM
9. 2026-06-09
   days on market $569,000 Active Under Contract 12 DOM
10. 2026-06-08
    days on market $569,000 Active Under Contract 11 DOM
11. 2026-06-07
    days on market $569,000 Active Under Contract 10 DOM
12. 2026-06-03
    days on market $569,000 Active Under Contract 6 DOM
13. 2026-06-02
    days on market $569,000 Active Under Contract 5 DOM
14. 2026-06-01
    days on market $569,000 Active Under Contract 4 DOM
15. 2026-05-31
    statusdays on market $569,000 Active Under Contract 3 DOM
16. 2026-05-30
    days on market $569,000 Active 2 DOM
17. 2026-05-29
    listed $569,000 Active
18. 2017-06-28
    soldstatus
19. 2017-06-26
    soldstatus 345-char remark

    Show marketing remark (345 chars)

    This 4/3/3 home in Sleepy Hollow has been repainted throughout, new carpet installed. It is a single story home on one of the nicest streets in Sleepy Hollow. If your client would like a back yard big enough for an in ground pool with plenty of room left over this is that house. The home also has a cellar. Bet you are going to like this house.

20. 2017-01-18
    listed $309,900 345-char remark

    Show marketing remark (345 chars)

    This 4/3/3 home in Sleepy Hollow has been repainted throughout, new carpet installed. It is a single story home on one of the nicest streets in Sleepy Hollow. If your client would like a back yard big enough for an in ground pool with plenty of room left over this is that house. The home also has a cellar. Bet you are going to like this house.

ⓘ 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: $9,981 · $832/mo
• Projected year-2 tax: $10,413 · $868/mo
• Expected delta: +$431/yr (+$36/mo · 4.3%)

ⓘ 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 3/10 Moderate
• 🌡 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: $67,140
• − Mortgage interest: −$31,873
• − Property taxes: −$9,981
• − Insurance: −$2,845
• − Repairs & maintenance: −$5,371
• − Management: −$5,371
• − Depreciation: −$16,553
• Taxable loss: −$4,854
• Est. tax savings @ 24.0%: +$1,165
• After-tax cash flow: $5,573/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): 5,879

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 16% Two or more races 12% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 5% Slovak 3% Lithuanian 2%
• Foreign-born: 6% · Vietnam, Canada, Jamaica
• Languages at home: 85% English-only · Spanish 8% Vietnamese 4% Other Indo-European 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: ▼ -151.82%
• Current HPI: 167.7934
• 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

+83.6% since first listed

4 events — show timeline

• 2026-05-29 Listed $569,000 AARMLS
• 2017-06-28 Sold (Public Records) — Public Records
• 2017-06-26 Sold (MLS) — AARMLS
• 2017-01-18 Listed $309,900 AARMLS

Property tax history

+4.4%/yr

Latest (2025): $9,981 · +10.8% YoY. Source: county tax records.