6702 Tucker Rd · Rockwell Place, TX 79118

$65,000

2 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 116 Days on market

Built 1984

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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
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +3.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take this opportunity to buy this investment property.

Key facts

• Built 1984
• Listed 116 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Lakeview El (math 47% / reading 32%, grade F, #1,545 of 4,322 statewide, top 38%, 369 students, 61% FRL); Canyon J H (math 65% / reading 60%, grade B+, #128 of 1,662 statewide, top 8%, 548 students, 27% 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); 278 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 2.6% of price.
• 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.31% ✓
• Cap rate: 18.77%
• Cash-on-cash: 44.56%
• DSCR: 2.98
• GRM: 3.6

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: 44.6%
• Equity multiple: 3.00×
• Total profit: $36,475
• Equity at exit: $9,692

10-year hold

• IRR: 51.7%
• Equity multiple: 6.73×
• Total profit: $104,308
• Equity at exit: $5,620

Cash invested: $18,200 (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: 278
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,503 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$143 /mo · $1,719/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $676

Break-even live

Break-even rent $647

Max offer price $65,000

Occupancy floor 50%

Sensitivity live

Price	-10% $713	-5% $694	+0% $676	+5% $657	+10% $639
Rent	-10% $557	-5% $616	+0% $676	+5% $735	+10% $794
Rate	-1.0pp $709	-0.5pp $692	base $676	+0.5pp $659	+1.0pp $642

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8015 Upton Rd Amarillo, TX	2.0	1.0	1050	$1,000	$0.95	22d	1	1.16mi

Listing history 20 events

1. 2026-06-18
   days on market $65,000 Active 116 DOM
2. 2026-06-17
   days on market $65,000 Active 115 DOM
3. 2026-06-16
   days on market $65,000 Active 114 DOM
4. 2026-06-15
   days on market $65,000 Active 113 DOM
5. 2026-06-14
   days on market $65,000 Active 111 DOM
6. 2026-06-13
   days on market $65,000 Active 110 DOM
7. 2026-06-10
   days on market $65,000 Active 108 DOM
8. 2026-06-09
   days on market $65,000 Active 107 DOM
9. 2026-06-08
   days on market $65,000 Active 106 DOM
10. 2026-06-07
    days on market $65,000 Active 105 DOM
11. 2026-06-05
    days on market $65,000 Active 102 DOM
12. 2026-06-03
    days on market $65,000 Active 101 DOM
13. 2026-06-02
    days on market $65,000 Active 100 DOM
14. 2026-06-01
    days on market $65,000 Active 99 DOM
15. 2026-05-31
    days on market $65,000 Active 98 DOM
16. 2026-05-30
    days on market $65,000 Active 97 DOM
17. 2026-03-25
    status Active 54-char remark

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18. 2026-02-27
    status Pending 54-char remark

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19. 2026-02-16
    historical Active Under Contract 54-char remark

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20. 2026-01-27
    listed $65,000 Active 54-char remark

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ⓘ 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: $1,719 · $143/mo
• Projected year-2 tax: $1,719 · $143/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 5/10 Major 7 d/yr ≥98°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: $18,030
• − Mortgage interest: −$3,641
• − Property taxes: −$1,719
• − Insurance: −$325
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$1,891
• Taxable income: $7,570
• Est. tax owed @ 24.0%: −$1,817
• After-tax cash flow: $6,293/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 — Rockwell Place

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Rockwell Place, TX
• County: Randall County · 137,351 people
• 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

4 events — show timeline

• 2026-03-25 Relisted — AARMLS
• 2026-02-27 Pending — AARMLS
• 2026-02-16 Contingent — AARMLS
• 2026-01-27 Listed $65,000 AARMLS

Property tax history

+5.8%/yr

Latest (2025): $1,719 · +5.7% YoY. Source: county tax records.