2609 S Mirror St · Amarillo, TX 79103

$175,000

2 bd · 2.0 ba · 1,265 sqft · SingleFamily public records · 20 Days on market

Built 1951 $138/sqft · 10% below area Est $194k · 10% under ↓ 3% 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 +14.8/30.0
• ARV discount +11.8/15.0
• DSCR +4.5/10.0
• 1% rule +3.8/10.0
• 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

BACK ON THE MARKET DUE TO BUYER'S FINANCING FALLING THROUGH-2609 AND 2611 S MIRROR BEING SOLD TOGETHER!!! This property offers a unique opportunity with the additional CORNER LOT( fully fenced) included on the sale (2611 S MIRROR). Offering valuable space and development potential. Zoning allows commercial-residential-multifamily-mobile homes (type C). This updated 3-bds, 2-bath home offers comfort, space, and great investement potential. The interior has been remodeled and features tile flooring throughout. The property also includes a separate back house that, with some finishing touches, could be transformed into a studio-perfect for guests, workspace or additional income potential.

Key facts

• Fully fenced
• Corner lot
• Built 1951

Tags

• CORNER LOT
• FULLY FENCED
• DEVELOPMENT POTENTIAL
• ZONING ALLOWS COMMERCIAL
• ZONING ALLOWS RESIDENTIAL
• ZONING ALLOWS MULTIFAMILY

Property features AI

Finance

• Other: Located in SE Amarillo city limits (zoning 0400)
• HOA & community: No community amenities listed

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick / brick veneer construction; Pillar/post/pier foundation; Built / existing structure
• Exterior features: Wood and wrought iron fencing; Corner lot; Workshop (separate structure)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $47 ($562/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 $153k (12.4% below list).
• Recommended offer: $153k (12.4% 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-, 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: 19 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,230 (12.4% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.88% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

• ARV (median comp): $193,682
• List price: $175,000
• Delta: -9.65%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-25,382
• Equity at exit: $26,093

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-18,283
• Equity at exit: $15,131

Cash invested: $49,000 (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 79103

• Home prices YoY: -23.8%
• Active inventory: 19
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$918
• Tax from tax record: −$173 /mo · $2,077/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $47

Break-even live

Break-even rent $1,473

Max offer price $175,000

Occupancy floor 92%

Sensitivity live

Price	-10% $146	-5% $96	+0% $47	+5% $-3	+10% $-52
Rent	-10% $-74	-5% $-14	+0% $47	+5% $107	+10% $168
Rate	-1.0pp $135	-0.5pp $91	base $47	+0.5pp $1	+1.0pp $-45

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3205 S Tyler St Amarillo, TX	3.0	1.0	1381	$1,475	$1.07	14d	1	1.14mi
901 S Roberts St Amarillo, TX	2.0	1.0	1068	$1,200	$1.12	44d	1	1.18mi
2715 S Marrs St Amarillo, TX	3.0	1.5	1274	$1,295	$1.02	44d	1	1.20mi
2709 S Van Buren St Unit 1 Amarillo, TX	3.0	2.0	1787	$2,100	$1.18	14d	1	1.22mi
4418 Ross St Amarillo, TX	3.0	2.0	1388	$1,750	$1.26	22d	1	1.32mi

Listing history 4 events

1. 2026-05-18
   status Pending 694-char remark
2. 2026-05-05
   historical Active Under Contract 694-char remark
3. 2026-04-28
   listed $175,000 Active 694-char remark
4. 2026-04-27
   price $180,000

ⓘ 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: $2,077 · $173/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$1,126/yr (+$94/mo · 54.2%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 4/10 Moderate 6 d/yr ≥97°F today · 16 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: $18,388
• − Mortgage interest: −$9,803
• − Property taxes: −$2,077
• − Insurance: −$875
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$5,091
• Taxable loss: −$2,400
• Est. tax savings @ 24.0%: +$576
• After-tax cash flow: $1,138/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): 11,591

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 32% Two or more races 19% Black 2%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Italian 2% Iranian 1%
• Foreign-born: 13% · Canada, South Korea, Vietnam
• Languages at home: 73% English-only · Spanish 26%

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: ▼ -64.34%
• Current HPI: 206.3917
• 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

-2.8% since first listed

6 events — show timeline

• 2026-06-17 Delisted — AARMLS
• 2026-06-17 Sold (MLS) — AARMLS
• 2026-05-18 Pending — AARMLS
• 2026-05-05 Contingent — AARMLS
• 2026-04-28 Listed $175,000 AARMLS
• 2026-04-27 Price Changed $180,000 AARMLS

Property tax history

+4.7%/yr

Latest (2025): $2,077 · +22.4% YoY. Source: county tax records.