112 E Cactus St · Amarillo, TX 79108

$189,000

3 bd · 2.0 ba · 1,535 sqft · SingleFamily public records · 69 Days on market

Built 1996 $123/sqft · 61% below area

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located just outside Amarillo city limits, this 3-bedroom, 2-bathroom residence offers a rare blend of rustic country living and modern convenience. Situated on a generous lot within the sought-after River Road School District, the property provides the freedom to spread out, relax, and create your own outdoor sanctuary. A standout feature is the versatile detached structure, offering exciting possibilities for a professional shop, a creative studio, or a potential conversion into a secondary dwelling for guests. Affordable, cozy, and full of untapped potential, this home is the perfect foundation for your next chapter. Enjoy wide-open spaces and quiet evenings while remaining just minutes from the city. This is the opportunity you have been waiting for!

Key facts

• Secondary dwelling
• Generous lot
• Detached structure

Tags

• GENEROUS LOT
• RIVER ROAD SCHOOL DISTRICT
• DETACHED STRUCTURE
• PROFESSIONAL SHOP
• CREATIVE STUDIO
• SECONDARY DWELLING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (20.0% below list).
• Recommended offer: $151k (20.0% 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.
• River Road ISD (suburban): math 38% / reading 41% proficiency, ranked #389 of 826 in TX (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rolling Hills El (math 38% / reading 35%, grade F, #1,883 of 4,322 statewide, top 44%, 351 students, 66% FRL); Willow Vista Eca (225 students, 75% FRL); River Road H S (math 22% / reading 42%, grade F, #1,044 of 1,632 statewide, top 66%, 402 students, 63% FRL) — zoned schools average 68% FRL vs 49% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 62 active listings in the ZIP; 1,214 units permitted in Potter County in 2024 (650 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $151,229 (20.0% 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. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 10.4

CMA / ARV

• ARV (median comp): $411,957
• List price: $189,000
• Delta: -54.12%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.1%
• Equity multiple: 0.30×
• Total profit: $-37,142
• Equity at exit: $28,181

10-year hold

• IRR: -13.1%
• Equity multiple: 0.23×
• Total profit: $-40,684
• Equity at exit: $16,341

Cash invested: $52,920 (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 79108

• Home prices YoY: -25.9%
• Active inventory: 62
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$227 /mo · $2,729/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-103

Break-even live

Break-even rent $1,642

Max offer price $170,880

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-49	+0% $-103	+5% $-156	+10% $-210
Rent	-10% $-222	-5% $-162	+0% $-103	+5% $-43	+10% $17
Rate	-1.0pp $-7	-0.5pp $-55	base $-103	+0.5pp $-152	+1.0pp $-201

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-07
   statusdays on market $189,000 Pending 69 DOM
2. 2026-06-03
   days on market $189,000 Active 67 DOM
3. 2026-06-02
   days on market $189,000 Active 66 DOM
4. 2026-06-01
   days on market $189,000 Active 65 DOM
5. 2026-05-31
   days on market $189,000 Active 64 DOM
6. 2026-03-28
   listed $189,000 Active 764-char remark

   Show marketing remark (764 chars)

   Located just outside Amarillo city limits, this 3-bedroom, 2-bathroom residence offers a rare blend of rustic country living and modern convenience. Situated on a generous lot within the sought-after River Road School District, the property provides the freedom to spread out, relax, and create your own outdoor sanctuary. A standout feature is the versatile detached structure, offering exciting possibilities for a professional shop, a creative studio, or a potential conversion into a secondary dwelling for guests. Affordable, cozy, and full of untapped potential, this home is the perfect foundation for your next chapter. Enjoy wide-open spaces and quiet evenings while remaining just minutes from the city. This is the opportunity you have been waiting for!

ⓘ 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: $2,729 · $227/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$730/yr (+$61/mo · 26.7%)

ⓘ 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 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: $18,147
• − Mortgage interest: −$10,587
• − Property taxes: −$2,729
• − Insurance: −$945
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$5,498
• Taxable loss: −$4,515
• Est. tax savings @ 24.0%: +$1,084
• After-tax cash flow: $-147/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: River Road ISD
• NCES district ID: 4837260
• Math proficiency: 38% ▼ -3.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $57,718
• Composite: 34.81/100
• National rank: #5105
• State rank: #389 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

• City population: 185,802
• Population (ZIP): 10,979

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 White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 23% Two or more races 14% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 8% · Canada, Philippines
• Languages at home: 80% English-only · Spanish 17% Other Asian/Pacific 2%

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: ▼ -64.97%
• Current HPI: 185.6329
• 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

1 event — show timeline

• 2026-03-28 Listed $189,000 AARMLS

Property tax history

+3.4%/yr

Latest (2025): $2,729 · +7.3% YoY. Source: county tax records.